A good roof inspection is part detective work, part risk management, and part homeowner education. If you have never walked through one, it can feel opaque. People often picture someone glancing at shingles from the curb and writing up a price. That is not how we work. At Mountain Roofers, we treat inspections as a structured, documented evaluation that clarifies the condition of your roof as it stands today, pinpoints future risks, and gives you a range of practical options. You will finish the process with photographs, clear explanations, and a prioritized plan, not a sales pitch.
Below, I will walk you through how our inspections unfold, what we look for on different roof systems common along the Wasatch Front, and how we weigh repair versus replacement. You will also see what happens behind the scenes, from safety setup to moisture readings, because those details change the quality of the result.
Setting the stage: scheduling, scope, and safety
The process starts before anyone climbs a ladder. When you call Mountain Roofers, our coordinator asks about your roof’s age, known issues, and any recent weather events. The specifics help us plan. A 28-year-old three-tab asphalt roof calls for a different approach than a 7-year-old standing seam metal roof with a snow-shed problem. We also check whether you have active leaks, staining, ice dams, or attic access.
On inspection day, the crew arrives with fall protection, ladders rated for the eave height, walk pads for fragile surfaces, and a kit that includes a moisture meter, infrared thermometer, basic electrical tester, binoculars, and a drone when needed. If we are dealing with a steep 10/12 pitch or wet morning dew, we may start with drone imagery and ground-level telephoto shots before stepping foot on the deck. Safety dictates the pace. Reputable roofing companies turn away from roof surfaces that cannot be navigated safely, then reschedule for dry conditions. That caution makes the inspection more accurate and protects your home. A slipped boot can dislodge a brittle ridge cap and create the very issue we are trying to prevent.
Before we ascend, we do a walk-around. We look for shingle granules collecting at downspouts, loose or sagging gutters, fascia staining, nails backing out of drip edge, and signs that critters have found soft wood behind a gutter corner. You would be surprised how often the first clue appears at eye level.
What we examine on asphalt shingle roofs
Asphalt shingles are the most common roof type in Utah neighborhoods, and they telegraph their problems if you know where to look. We start by identifying the shingle style and approximate age: three-tab, architectural, or luxury. Each weathers differently. Architectural shingles often hide early-stage problems behind their thicker profile, while three-tabs reveal curling and cupping sooner.
We check for granule loss, especially in patterns below overhanging branches or along vent stacks. Granules protect the asphalt from UV; when they wash off in sheets after a windstorm, the shingle ages fast. You might see dark areas that look like stains. Sometimes it is algae, sometimes it is exposed asphalt. A few dark streaks are cosmetic, but wide, consistent patches tell us the roof is nearing the end of its service life.
We probe the ridge caps and hip lines, which tend to fail first due to constant sun and wind exposure. Nails work loose, caps crack over the crown, and wind lifts the ends. We also check for thermal cracking, which shows as small, random splits, often on south-facing slopes. If your shingles were installed during a cold snap without proper sealing time, those splits often appear within a few years.
Flashing details deserve attention. Step flashing along sidewalls should be layered correctly under siding or stucco with counterflashing where needed. We see improper “face nailing” on flashing more often than we would like. Nailing through the vertical leg of flashing is a shortcut that invites water behind it. Around chimneys, we check the apron, back pan, and side step flashing. Mortar joints in older brick can crack and loosen counterflashing. A quick bead of sealant is not a fix. We evaluate whether the chimney needs grinding a new reglet for fresh metal or a properly built cricket to divert water.
Penetrations such as plumbing vents, B-vent flues, and attic fans tend to leak at the boot. Rubber boots dry out around year 10 to 15, cracking at the top where they wrap the pipe. We look for wrinkled or split collars, exposed nails, and missing storm collars on metal stacks. Replacement of boots is simple in isolation, and catching these early is one of the easiest ways to avoid ceiling stains.
Finally, we test a representative sample of shingles. With a gentle lift at the tab, we check how well the adhesive strip has sealed. After high winds common in American Fork and neighboring cities, unsealed shingles may not reseal without heat and pressure, especially in dusty environments. If tabs lift easily across multiple slopes, the roof is susceptible to wind-driven rain and future blow-offs.
Metal roofs, snow load, and the Utah freeze-thaw
Metal roofs show a different set of clues. On modern standing seam panels, we inspect seams for disengagement, check clip spacing where visible, and feel for oil canning that suggests thermal movement issues. Fastener-backed systems such as exposed fastener metal panels need periodic maintenance. Gaskets compress, then fail, and the screw threads can lose bite if installed into soft or deteriorated wood. We will pick a small test area and back out a fastener to check corrosion and wood condition, then reinstall with an oversized, gasketed screw if needed. If too many fasteners spin out, it suggests systemic substrate problems.
Snow retention is not cosmetic in our climate. We assess whether snow guards are spaced appropriately above entryways, driveways, and walkways. A clean sheet of sliding snow can rip gutters off and scare anyone standing below. We also review valley pans and lower eave details for ice barrier performance. A metal roof sheds water well, but any damming at a transition can force meltwater sideways. That is where you see interior leaks even if the panels themselves are sound.
We check the underlayment where accessible at an edge, looking for high-temp ice and water shield under metal. On roofs near 8/12 or steeper that get afternoon shade, ice dams can occur despite metal, particularly where heat loss from the attic warms the underside. Insulation and ventilation are critical here, which is why we almost always recommend popping into the attic.
Tile and specialty systems: weight, breakage, and underlayment
Concrete and clay tile roofs are attractive and durable, but they rarely leak at the tile. The underlayment is the real waterproofing. In Utah, many tile roofs were installed with felt that lasts roughly 20 to 25 years under tile. When we inspect tile, we walk cautiously along the lower overlaps and use walk pads to distribute load. We look for cracked or slipped tiles, especially around valleys and roof-to-wall transitions. A few cracks may be cosmetic, but a valley with a stack of field-cut pieces invites trouble. We also peek under a tile at a valley to see the condition of the metal and underlayment. If the felt looks brittle or tears easily, it is time to discuss an underlayment replacement, which means carefully removing and stacking tiles, replacing underlayment and flashings, and reinstalling tiles with any broken ones swapped out.
Flat and low-slope areas attached to pitched roofs are another common leak source. Torch-down, TPO, and modified bitumen each show wear in different ways. We check seams, scuppers, and ponding. If water sits for more than 48 hours after a storm, expect accelerated degradation and heat-driven expansion issues. Many homes have a 3-by-10 foot low-slope addition at the back. We treat that little membrane as the likely suspect when we see ceiling stains close to a patio door.
Attic access changes the picture
An exterior inspection is only half the story. We request attic access whenever possible. The attic reveals ventilation, heat loss, and moisture that the roof surface cannot. We look for daylight at penetrations, inspect the underside of the roof deck for dark staining or delamination, and use a pinless moisture meter across suspect areas. If frost forms on the underside of the deck during cold snaps, then melts, you will see a pattern of faint drip trails on rafters and rust on nail tips. That is condensation, not a roof leak, and the cure is ventilation and air sealing, not new shingles.
We measure passive venting roughly by net free area. A common configuration is continuous soffit intake paired with ridge vents. If you have four box vents on the ridge and no soffit openings, hot air will not flow properly. In winter, stagnant air increases the risk of ice dams. In summer, poor ventilation cooks the roof deck and accelerates shingle aging. On a typical 1,800 square foot roof deck, we aim for balanced intake and exhaust, with more intake than exhaust when in doubt. We also look for bath fans terminating into the attic, a frequent code violation that pumps moist air against the deck. Redirecting those vents to the exterior is an inexpensive fix that extends roof life.
Insulation matters too. An attic with uneven or compressed insulation will show snow melt patterns on the roof. We note R-values, gaps at can lights, and baffles at soffit bays to keep airflow intact. Roofing, insulation, and ventilation are a three-legged stool. Remove one leg and the other two wobble.
Storm damage versus wear and tear
Clients often ask if damage qualifies for an insurance claim. We document wind and hail with photos and written notes, then call it straight. Hail damage is not about dents you can see from the driveway. On asphalt shingles, we look for crushed granules and fractures in the mat that feel soft and spongy under finger pressure. Hail bruising shows as circular marks, but the key is whether the impact breaks the asphalt mat when flexed. A handful of cosmetic scuffs does not meet most carriers’ thresholds. After a notable hail event, we track storm paths and match timing to your neighborhood using publicly available reports, then verify on the roof. The goal is not to force a claim, but to establish evidence.
Wind damage shows as creased shingles where the tab bent back and partially detached, or missing shingles altogether. We map these across slopes. Isolated missing tabs on a 12-year-old roof may be a repair. Widespread creasing across multiple slopes suggests unsealed adhesive strips and compromised uplift resistance. In that case, we discuss a replacement and provide a letter with photos for your insurer.
For metal and tile, hail assessment differs. Dents on metal may be cosmetic if they do not occur on seams or ribs that provide structure. Tile can break from impact, especially older concrete tile that has become brittle. We carefully lift and inspect suspect tiles. If enough pieces are damaged and the profile is discontinued, a full section rebuild may be the practical path.
Moisture testing and hidden risks
We carry a pinless moisture meter for ceilings and walls near suspected leaks. If you have a bathroom stain, we ask permission to test from below. Elevated moisture content, even if the surface looks dry, tells us the leak was recent or is intermittent. We also check the area after a rain, if scheduling allows, to see if readings change. Where safe, we use a thermal imager to look for temperature anomalies under the deck. Infrared does not see water directly; it shows temperature differences. Paired with moisture readings and visual inspection, it helps pinpoint the path. In some cases, a plumbing vent in the attic or a condensation line routed poorly becomes the culprit. We aim to prove cause, not guess.
How we document findings
During the inspection, we capture clear photos of every noted issue and of representative areas that are performing well. You will receive a digital report organized by roof area, with images labeled and annotated. We also include a simplified roof map so you can orient yourself. Owners appreciate side-by-side photos: one close-up that shows the exact problem and one wider shot that shows where it sits on the roof. If we recommend repairs, we specify materials by brand and type when that detail matters, such as selecting a high-temp underlayment for metal or matching shingle series for a repair to blend.
We provide a severity scale based on urgency. Active leaks and safety hazards sit at the top. Preventive items like unsealed exposed fastener gaskets or marginal ventilation are noted with an estimated timeframe for attention. You will not see vague phrases like “monitor and maintain” without context. If we say monitor, we add what to watch for and when to call.
Repair or replace: how we think about it
There is no one-size answer. A 14-year-old architectural shingle roof with spot damage from wind likely benefits from targeted repairs. Replacing a dozen ridge https://www.facebook.com/p/Mountain-Roofers-61555208022725/ caps, three pipe boots, and resealing flashing might buy five to eight more years. A 23-year-old roof with granule loss and curling on southern exposures is beyond spot Mountain Roofers work. Repairs might stop a leak today but leave you playing whack-a-mole next season.
We consider the slope, orientation, and local wind history. Roofs facing west in Utah County take a beating during afternoon winds. If adhesive strips never set well, wind lift weakens nails and damages the mat over time. In those cases, replacement saves money long term. Budget matters, so we often show two or three paths. Think of it as now, near, and next: what must be done now to stop damage, what should be done within a season to avoid escalating costs, and what to plan for in the next three to five years.
Material choice enters the discussion. If you plan to stay in your home for 15 years, an upgrade from basic three-tab to a laminated architectural shingle with a higher wind rating makes sense. If you have chronic ice dams, we allocate dollars to proper ice and water shield coverage at eaves and valleys and invest in attic ventilation improvements. A cheap re-roof that ignores ventilation is not a bargain.
What the appointment feels like for you
Homeowners often tell us they appreciate the lack of drama. We walk the roof, check the attic when possible, take photos, and talk you through findings on-site if you are available. If you cannot be present, we schedule a call within a day to review the report. Expect us on your property for 45 to 90 minutes for most single-family homes. Complex roofs, tile systems, or multi-structure properties can take longer.
We will ask a few questions that help triangulate leaks: when did you first notice the stain, does it change after wind-driven rain, have you made any interior changes like new can lights, did anyone install holiday lights that may have pierced a shingle. Seemingly small details point to the root cause.
The value of seasonal context
Roofs behave differently in July and January. Summer heat expands metals and softens asphalt adhesives, which can temporarily mask an unsealed shingle tab. Winter cold shrinks materials and stiffens shingles, making them brittle. After a heavy snow, freeze-thaw cycles form ice at eaves. We tailor inspection timing when possible. If you report a leak that only happens when snow sits for days, we want to see the attic during a cold snap or review past photos if you have them. Your smartphone pictures help more than you think.
For homes under tall pines or cottonwoods, fall inspections focus on debris in valleys and gutters. A mat of needles can divert water sideways under shingles. We also watch for moss along shaded north slopes, which holds moisture against the surface. Gentle remediation extends roof life. Aggressive pressure washing shortens it, so we advise products and methods that protect the shingle warranty.
What a thorough inspection prevents
Catching small issues pays for the inspection tenfold. A cracked pipe boot that leaks into a bathroom ceiling can grow mold in drywall if ignored for a season. A loose counterflashing panel on a chimney can send water into the mantle wall, rotting framing and staining stonework. A ridge vent with exposed nails can admit wind-driven rain that soaks insulation. Each of these costs hundreds to thousands more if discovered late. The inspection identifies these early, with repairs that take an hour or two.
On real projects, we have seen insurance carriers deny hail claims on roofs with clear pre-existing maintenance issues like deteriorated flashing or prior patchwork done with roofing cement. Keeping the roof maintained strengthens your position after a storm. Your inspection record serves as evidence that you cared for the roof and that the storm caused new, distinct damage.
Materials, warranties, and what they really cover
Manufacturer warranties on shingles often read like a maze. We explain the parts that matter. Many warranties cover manufacturing defects, not wear from sun, ice, or wind beyond the rated limit. Workmanship warranties come from the contractor. At Mountain Roofers, we separate these in writing. If we replace pipe boots and ridge caps, that repair has its own workmanship coverage. If you choose a full re-roof, we discuss what system-level warranties require, such as matched components from the same brand and specific underlayment types. Cutting corners voids coverage and shortens roof life. You should know what you are buying and what it protects.
Budgeting and planning your next steps
After the inspection, we provide estimates tied directly to the findings. Repairs are itemized so you can see the cost of each piece. For replacements, we outline base scope and reasonable options, like upgrading underlayment at eaves, adding intake vents, or installing a snow retention system above the garage. We do not push everything at once. Instead, we align the plan with your goals. If you plan to sell next spring, a focused repair and a transferable inspection report may be all you need. If this is your forever home, investing in better ventilation and materials is often wise.
Scheduling is transparent. For emergency leak repairs, we prioritize same week service when weather allows. For replacements, lead time depends on material availability and season, ranging from two to six weeks on average. We keep you updated on start dates and weather windows. Good communication prevents surprises.
A brief anecdote from the field
A homeowner in American Fork called after noticing a brown spot in a bedroom corner that appeared after a March storm. The roof was 12 years old, architectural shingles, no prior issues. From the ground, everything looked fine. On the roof, we found a lifted ridge cap near a satellite dish mount that had been installed years earlier. The dish bracket had four lag bolts, but only two hit framing. The others sat in sheathing alone, which loosened in wind. The result was a cap that lifted just enough for wind-driven rain. In the attic, we saw a trail along the rafter below the bracket. The fix involved removing the dish bracket, sealing the holes with proper plugs and underlayment, installing a new mounting plate lagged into framing, and replacing three ridge caps. Total repair time was under two hours. Without an inspection, the homeowner might have assumed a major leak and opted for unnecessary work. Instead, a precise repair solved it.
When to call Mountain Roofers
If your roof is over 10 years old, schedule a routine inspection every two to three years. After a significant wind or hail event, bring us out even if you do not see damage. If you notice interior stains, musty odors near ceilings, granules piling at downspouts, or ice damming along eaves, reach out sooner. Early action limits damage and often keeps the solution straightforward.
We serve homeowners who want clarity, not theatrics. Expect honest assessments, photographs you can understand, and a plan that respects your budget and timeline. Roofs do not need mystery. They need careful eyes and plain conversation.
Contact Mountain Roofers
Contact Us
Mountain Roofers
Address: 371 S 960 W, American Fork, UT 84003, United States
Phone: (435) 222-3066
Website: https://mtnroofers.com/
A short homeowner checklist for inspection day
- Make sure we can access all sides of the house and the attic hatch if one exists. Note any interior stains or drips with dates and photos if you have them. Move vehicles back from the eaves so we can set ladders safely. Keep pets indoors while ladders are up. If you have recent repair invoices or insurance documents, have them handy for context.
What you take away
By the end of the appointment, you will know the condition of your roof, the urgency of any issues, and your practical options. You will have a photo-rich report with plain-language notes and a clear estimate for any recommended work. That clarity is the point. A roof is a system, not just shingles or panels. When you understand how the parts work together, decisions get easier and outcomes improve. That is what to expect during a roof inspection with Mountain Roofers: thorough evaluation, straightforward advice, and workmanship that respects your home.