Under contract in Albuquerque, Rio Rancho, Santa Fe, Los Lunas, or Las Cruces? Get a real roof inspection before your option period ends. Remaining life in years, repair scope in dollars, and negotiation ammunition — from someone who won't try to sell you the reroof.
Full-slope walk — not just the ladder-edge view your home inspector does
Remaining useful life estimate in years, with confidence bands
Repair-vs-replace decision matrix with independent price ranges
Code-upgrade line items required at future replacement (per NM 2021 IRC)
48-hour turnaround for option-period timelines (24-hour rush available)
Neutral report — I'm not bidding the reroof
Full-roof walk of every accessible slope face. Attic entry (when accessible) to check underside of deck, ventilation, insulation, past-leak evidence, and truss condition. Remaining useful life estimate based on material type, exposure, granule condition, mat condition, and observed prior repairs. Immediate repair line items priced with independent NM market ranges (drip edge, valley metal, boots, sealants, cracked tile) — so your agent can request a credit or seller repair with actual numbers. Code-upgrade items required at any future replacement (drip edge, ice/water at eaves, valley flashing). Written report + photo grid delivered within 48 hours; agent-friendly summary at the top.
Buyers under contract with a resolution or option period. Sellers who want a pre-listing inspection to eliminate roof surprises. Buyer's agents who want an independent roof review before pushing back on seller concessions. Investors evaluating rental or flip properties. Buyers whose home inspector flagged 'roof needs further evaluation.'
Standard Real Estate Roof Inspection — $349 With attic + ventilation report — $449 With drone imagery for steep / two-story — $499 24-hour rush turnaround — +$100 Most real estate roof inspections are $349–$449 and land within 48 hours. A single credit request the report justifies typically pays for it 10x over.
General home inspectors follow InterNACHI or ASHI standards, which cap the roof section at what's visible from the eave or the ladder edge. They're not required to walk the roof and usually don't. A dedicated roof inspection walks every accessible slope, opens attic access, and tells you the real remaining life and repair scope — the difference between 'looks fine' and '3–5 years left, budget accordingly.'
A written report you can hand your agent: remaining-life estimate in years, immediate repair line items with independent price ranges, code-upgrade items required at any future replacement, and photos of every finding. That report is what your agent uses to request a seller repair or credit — 'roof needs work' is easy to dismiss, a $4,200 line-item scope is not.
Yes — 48-hour standard turnaround, 24-hour rush available. Just book at least 2 business days before your resolution deadline so we have room if weather pushes.
Tarp placement + permanent repair scope.
Signed 2/3/5-year cert for lenders & insurers.
FLIR moisture scan + core verification.
Vigas, canales, parapet caps — NM specialty.
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.