Roof Inspection in Thornhill

A residential inspection starts at $350. For that we get onto the roof itself, walk any flat sections over the garage or an addition, go up into the attic if the house has a hatch, and send you a photographed written report that includes how many years we think the roof has left. Larger or more complex properties are quoted by scope before booking.

Two to three business days is our normal lead time, and we move faster when the condition on an offer is close to running out. Mention the condition date on the phone and we plan the visit around it. The written report lands within 24 hours of our visit, in time to shape the price you offer or the conditions you attach.

Yes, and separately from the sloped roof, because they are on different timelines and frequently in very different condition. A house can have five good years left on the shingles and a flat section that needs work this year, and a report giving the roof one grade would hide that.

Yes, including the flat roofs on the office and condo buildings around Commerce Valley and Highway 7. On those we record how water leaves the roof and where it lingers, check the seams and penetrations one by one, and state the remaining service life as a range, since a lender or a condo board needs a span of years to plan around.

Generally, yes. Insurers ask owners of thirty year old Thornhill houses for roof condition evidence more often than they used to, and what satisfies them is dated photographs plus an assessment of named parts of the roof instead of a verdict in general terms.

Yes. Owners on a program get the same report layout at each visit, so this year's findings can be read directly against last year's instead of starting from scratch. For a Thornhill roof in its last few years, that record is what lets you pick the replacement year yourself instead of having a storm pick it for you.

It grades each elevation on its own rather than giving the roof one grade, because on these houses the slopes differ, and it gives the flat sections their own remaining life. Every penetration and flashing gets its own line, from stack boots and vents to skylight curbs, valleys, and the junctions at additions, and the attic is covered for intake ventilation, insulation at the eaves, and any evidence of past or current moisture. Each item carries a condition rating, photographs keyed to the finding, and, where work is needed, a cost band and a horizon.

Before, if you have the choice, because knowing the roof's condition lets you either correct a defect on your own schedule or price it deliberately into the listing, and lets you produce a current report on request rather than conceding to an inspector's estimate. Finding it out during a buyer's conditional period means negotiating against the clock, and a seller in that spot usually gives up more in price than the repair itself would have cost.

Yes, wherever there is hatch access, and it is often the most informative part of the visit, because the attic tells us why a roof is ageing the way it is rather than just how far along it is. Buried soffit intake, insulation blocking the eaves, bathroom fans discharging into the space instead of outside, and staining on the underside of the deck all explain premature failure and all are correctable. A report on the covering alone describes the symptom and misses the cause.

Visually and by probe first, then with thermal imaging where the condition warrants it, which maps where the insulation below is holding moisture. On a larger flat area, commercial or residential, we cut small cores at a few representative spots to check what the imaging is showing and whether water has reached the deck, sealing each one before we go. That distinction decides between a recoat and a rebuild, and it is not something a surface walk can answer honestly.