Every re-roof bid assumes a good deck — and every tear-off finds rotted sheets nobody warned you about. Exterior walk-test + interior attic inspection catches 80% of deck failures before you sign, so a $3,000–$8,000 deck-replacement surprise gets negotiated into the base bid instead of change-ordered after work starts.
Controlled walk-test grid on every accessible slope
Soft-spot mapping with photo evidence per grid
Interior attic underside inspection — staining, delamination, fastener rust
Plank gap and cupping audit (older ABQ homes with 1x6 sheathing)
Per-sheet OSB replacement estimate for bid negotiation
Written overlay-eligibility determination (yes / no / conditional)
Full exterior walk-test on every accessible slope in a controlled grid. Soft-spot mapping — rotted OSB flexes under foot; sound deck doesn't. Interior attic underside inspection: water staining, OSB delamination, plywood layer separation, fastener rust rings. For older homes (pre-1980), plank sheathing audit: gap widths, cupping, splits, prior repair layers. Per-sheet or per-square deck replacement estimate you can hand to a contractor before signing. Overlay-eligibility determination based on load, condition, and code (City of ABQ / NM CID). Written scope with the specific slopes and grid coordinates that need attention.
NM homeowners planning a re-roof and wanting bid clarity before signing. Buyers under contract on older homes with unknown deck condition. Owners with active leaks worried the leak reached the deck. Owners considering overlay vs full tear-off and needing an eligibility ruling. Owners hit with a mid-tear-off 'the deck is worse than we thought' change order and wanting a second opinion.
Verbal Walk — $149 Standard Deck Report — $349 Detailed w/ Grid-Mapped Soft Spots + Per-Sheet Estimate — $499 Bundle with Re-Roof Bid Review — $199 add-on Most deck inspections are $349–$499. Catching 12 bad sheets in the bid stage instead of the change-order stage saves $2,000–$5,000 and 100% of the leverage.
Two ways. Exterior: I walk every slope in a controlled grid and feel for soft spots — rotted OSB flexes under foot in a way sound deck doesn't. Interior: I inspect the underside from the attic for staining, delamination, and fastener rust. I can't see 100% of the deck without tearing off, but I can find 80% of the failures — enough to give you a realistic per-square deck-replacement estimate.
Because contractors bid re-roofs assuming a good deck, then charge $65–$95 per sheet of OSB as a change-order once the tear-off starts. On a bad deck, that's a $3,000–$8,000 surprise. If I flag 12 sheets before you sign, you negotiate that into the base bid — not after work has started and you have no leverage.
Only if the deck is sound. Overlay adds 2 lbs/sqft of dead load and hides deck problems for another 15–20 years — then you're tearing off two layers plus rebuilding the deck. If I find soft spots, overlay is off the table and I'll say so in writing.
Per-unit re-flash scoring.
Factory & warehouse membrane + equipment audit.
Multi-family portfolio pricing and capital plans.
RTU flashing and vibration leak source audit.
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.