You have days, not weeks, in inspection contingency. I inspect the roof, attic, and drainage the same way I'd inspect it for myself — and hand you a report your agent can use at the negotiation table.
Remaining useful life estimate for the current roof
Repair cost range for issues found (with photos)
Attic ventilation, insulation, and moisture signs
Flashing, chimney, and skylight condition
Gutter and drainage adequacy for NM monsoon
Negotiation-ready summary you can forward to your agent
Full roof walk or drone survey depending on safety. Attic entry where accessible. Exterior wall and ceiling stain correlation. Review of any prior repairs and their quality. Written report delivered as PDF with a shareable link.
Buyers under contract on an NM home with an aging or unknown-age roof. Buyers whose general home inspector flagged the roof but didn't quantify it. Relocation buyers who can't be on-site during inspection.
$349–$1,500+ depending on size, pitch, and material. Most single-family pre-purchase reports fall in the $349–$599 range. Free walk-around ($0) available if you just need a verbal go/no-go.
General inspectors are excellent generalists — but most spend 10–15 minutes on the roof and don't specialize in materials. A dedicated roof report closes that gap before you close on the house.
Yes. The report includes a repair-cost range and remaining-life estimate — exactly what agents and sellers respond to in a repair request or credit ask.
Usually within 48–72 hours during inspection contingency. Turnaround on the written report is 24–48 hours after the site visit.
FLIR moisture scan + core verification.
Vigas, canales, parapet caps — NM specialty.
Manufacturer + workmanship defect audit.
Yearly punch-list + service-life estimate.
I've watched too many neighbors sign contracts they didn't understand for roofs they didn't need. That stops with a written report they own.