Roof inspection
Roof inspection in Des Moines
What fails on a Des Moines roof depends on when the house was built. The 1920s foursquare fails at the chimney, the 1960s ranch fails at the eaves in February, and the 2006 Ankeny two-story fails wherever the hail landed. A proper roof inspection in Des Moines walks the roof, crawls the attic, and writes down which one you have.
What inspections turn up, by the age of the house
| Built | Where | What usually turns up |
|---|---|---|
| 1900–1930 | Sherman Hill, Drake, Highland Park, Valley Junction | Brick chimney flashing failed, plank decking with gaps, no soffit vents, sometimes a second layer |
| 1930–1960 | Beaverdale, Waveland Park, east side, Merle Hay | Ice dam damage at the eaves, worn valleys, bath fans venting into the attic, frost on the nails |
| 1960–1995 | Urbandale, Clive, Windsor Heights, Pleasant Hill | Low pitches with pooling, aging pipe boots, tree damage from mature maples and oaks |
| 1995–2012 | Ankeny, Johnston, Waukee, Grimes, Jordan Creek | Hail bruising, seal strips lifted by the derecho, four-nail shingles, closed valleys with no membrane |
| 2012–today | Prairie Trail, Waukee, Altoona, Norwalk | Nail pops, blistering, skylight kits, builder-grade shingles already shedding granules |
A roof inspection in Des Moines has to know this going in. Spending twenty minutes on hail bruising in Sherman Hill is time not spent on the chimney; ignoring the seal strips in Prairie Trail misses the whole point.
Four reasons to get one
Buying a house. The home inspector's report says "roof shows wear, recommend evaluation by a licensed roofer." That sentence appears on roughly half the pre-war listings in the city and plenty of 2005 listings in the suburbs. A roof estimate Des Moines buyers can hand their agent turns that vague line into a specific credit request.
Selling one. A written report with the boots and a valley already fixed, and a stated remaining life, means the buyer's inspector has nothing to add. The roof stops being a negotiating point.
After a storm. You saw dents in the gutters and aren't sure whether to file. The answer is on the roof, in a chalked test square, and it's either a claim or it isn't. Find out before you call your agent.
A roof that's just getting old. "Can it go another winter?" is the most common question, and the honest answer is usually a number of winters plus a short list of things to fix now.
How the inspection runs
A good inspection starts in the attic, because the attic tells the truth. Water trails on the underside of the decking, daylight at the ridge, frost on the nail tips, a bath fan hose that stops at the insulation, soffits stuffed with blown-in insulation, sag in a rafter that has carried too many Iowa snow loads. Then walk the outside: gutters, fascia, siding, the ground under each slope.
On the roof it goes slope by slope. The inspector should lift a shingle by hand on each face to see whether the seal strip is still bonded, which is the single most useful test on any roof in the metro since 2020. Then press hail bruises with a thumb, check every pipe boot and vent, look at the chimney's step and counter-flashing and whether it has a cricket, open the valleys, check the drip edge and the eave courses for ice dam wear, and walk the deck feeling for soft spots. Skylights get their flashing kits and seals checked. Steep or icy roofs get a drone for the overview and a walk where it's safe.
The report
Usually the next day. Every problem gets a photo, a plain sentence about what it is, and a repair price. The last line should be how many years the roof has left, and why. If nothing is wrong, the report says nothing is wrong. Reports that talk people into roofs are what the door-knockers write; a good one is built to be handed to an agent, an adjuster or a spouse.
Price
$150–$300 for a standalone written report is typical, depending on roof size and pitch. Some contractors credit the fee if you hire them for the work; ask before you book. A look at storm damage or an active leak that is being quoted anyway is usually free.
Getting the house ready for an inspection
- Clear a path to the attic hatch or pull-down stairs, and move whatever is stored right under it.
- Unlock gates so the inspector can walk every side of the house.
- Pull together what you know: the roof's age, any past repairs, and any claims you have filed.
- Note any stains and when they appeared. A pencil line around a ceiling stain with the date tells you later whether it grew.
- If you have pets, keep them in. A ladder against the house and a dog in the yard don't mix.
Questions to ask the inspector
- Did you walk every slope, and if not, which ones were seen by drone or from a ladder?
- Did you check the seal strips by hand?
- Is any of this storm damage, and is it enough to be worth a claim against my deductible?
- What needs fixing this season, and what can wait?
- How many years does the roof have left, and what is that based on?
- Can I have every photo, not just the ones in the report?
A good inspector is glad to answer all six. If the answers turn into a pitch for a new roof in the first five minutes, that tells you what kind of report you're about to get.
Older city houses: three facts the report should state
On the 1910s–50s houses across the city, the report should say what is under the shingles: plywood or planks, how many layers, and whether the chimney has real metal flashing or tar. Those three facts decide whether the next roof is a standard job or one with $1,500–$3,000 of decking work added. Ask for them by name if the report leaves them out. On the newer suburban houses, the equivalent facts are the nail count, whether the valleys have membrane under them, and whether the seal strips are still holding.
A drone is not an inspection
Drones are useful for the overview photo and for roofs too steep or glazed to walk. But a drone can't lift a shingle, press a bruise, feel a soft deck or go in the attic. A quote built from a drone flyover and a satellite measurement is a guess with good pictures. Our guide on what a good roof inspection covers sets out the full checklist, how to find a roof leak from inside shows the attic half, and the roof repair page covers what to do about what turns up.
Other roofing services
Roof Repair
Leaks at flashing, boots and valleys, wind-lifted shingles, soft decking — how they are found from the attic, what they cost, and what a good repair includes. Most jobs $300–$1,500.
Roof Repair →Roof Replacement
What a full tear-off should include: decking check, synthetic underlayment, ice-and-water at the eaves, wind-rated shingles. $9,000–$20,000 on most homes.
Roof Replacement →Storm Damage & Claims
Hail, derecho and wind damage documented from the roof, tarped if needed, and written up in a scope your adjuster can follow, and how to spot deductible games.
Storm Damage & Claims →Ice Dam Repair
Steam removal of the dam, repair of the damage underneath, and the attic air-sealing and ventilation work that stops it coming back next January.
Ice Dam Repair →Questions roofers get asked
Does a roof inspection cost money?
A written report with photos — for a sale, a purchase, or a roof you want assessed — typically runs $150–$300; ask whether the fee is credited if you hire the same contractor. If you have a leak or storm damage and the repair is being quoted, the look is usually free.
How long does an inspection take?
Around an hour for a typical two-story in the metro. Fifteen or twenty minutes in the attic, half an hour or more on the roof, and a walk around the outside. The report is emailed the next business day in most cases.
We're under contract and the inspection window closes Friday. Is that enough time?
Usually. Inspection contingencies in the Des Moines market tend to run 7–10 days, and a roof inspection can often be scheduled within a few days of the call. Give the deadline when you book so the contractor can plan around it.
Can a roof be inspected in winter?
Yes, with limits. Snow hides shingle damage and an icy roof shouldn't be walked, but the attic, the chimney flashing and ice dam wear at the eaves are often easiest to judge in January. A winter report should say which parts weren't visible.
Need roof work in Des Moines?
Call for a free estimate. Mon–Sat 7am–7pm.