Can you inspect my standing seam metal roof?

Yes. Metal inspections check panel condition, seam integrity, clip status (not visible but assessed via access and thermal), penetration sealing, and paint condition. Exposed-fastener systems also get screw and washer assessment.

Do you inspect outbuildings and barns in Boerne?

Yes — we can bundle main-house inspection with outbuilding inspection in one visit. Useful for ranch properties with multiple structures. Quote is per-structure but consolidated scheduling saves time.

Is an inspection worth it on a 5-year-old Boerne custom home?

Usually yes. First warranty-period inspection catches any install defects before manufacturer warranty expires (often at year 10). On a custom home with premium materials, catching a flashing issue early can preserve the 50-year material warranty.

Do you walk metal roofs safely?

Yes — soft-sole footwear, walking on seam lines (not panel flats), traction pads for steep pitches. Our techs are trained on metal-specific walking techniques. No damage from inspection walks.

How long does a Boerne inspection take?

60–90 minutes on-site for single-family homes; longer for ranch properties with outbuildings. Steeper pitches and complex multi-gable architecture take more time than tract-home inspections. Written report within 24 hours of completion.

Boerne Roof Inspection

Boerne roof inspection covers a wider material range than most service areas — standing seam metal, clay tile, and premium asphalt shingle on larger custom homes. Metal-roof inspections focus on panel condition, seam integrity, fastener status (for exposed-fastener systems), and penetration sealing. Tile inspections check underlayment age and spalled tile count. Shingle inspections follow standard SA protocol but with more attention to wind damage given ridge-top exposure. All inspections include attic assessment and ventilation review.

Why roof inspection matters in Boerne

Boerne homes demand specialized inspection knowledge that isn't transferable from standard tract-home work. A standing seam metal roof looks different, fails differently, and requires different assessment techniques than an asphalt shingle roof. An inspector who walks a metal roof with the wrong footwear and technique can damage the panels or, worse, miss seam-integrity issues that only show up on close examination. Clay tile on a premium Boerne custom home requires underlayment assessment beneath the tile, which means lifting representative tiles carefully. A generalist who walks the surface without lifting anything has inspected about 30% of what matters. Plus Boerne architecture adds complexity: steeper pitches mean more time per inspection, complex multi-gable designs mean more valleys to assess, and ridge-top wind exposure means we check for wind-related damage patterns even on inspections triggered by hail. The combination of specialized materials, complex architecture, and wind exposure makes Boerne inspections take 60–90 minutes rather than the SA-average 45–60. We schedule accordingly and don't rush the work.

Boerne-specific details

Kendall County for most addresses; the report notes jurisdiction for any recommended follow-up. Same-week scheduling — drive time from SA is the constraint, not availability. Ranch properties get every structure inspected in one visit and documented in one report rather than main-house-only, so a consolidated claim is possible later. Report turnaround 24 hours.

How we do roof inspection in Boerne

Boerne inspection protocol adapts to material and property type. Step one: phone screening to identify material (asphalt, metal, tile, slate) and property type (single-family vs ranch with outbuildings). Step two: appropriate crew dispatched — techs trained on the specific material. Step three: interior/attic inspection for ventilation, insulation, moisture signs. Step four: material-specific roof walk with appropriate technique. Tile: lifting 2–3 representative tiles for underlayment assessment. Metal: seam probing, penetration sealant assessment, fastener condition check for exposed-fastener systems. Asphalt: standard SA protocol with wind-damage emphasis. Step five: ranch property includes outbuildings if scoped — main house + barn + workshop + detached garage all inspected in single visit. Step six: written report within 24 hours with material-appropriate condition rankings and recommendations. 30+ photos across all inspected structures.

Common Boerne scenarios we handle

Boerne inspection volume patterns. (1) Post-storm damage inspection on custom homes — about 30%. Often combines hail and wind damage assessment. (2) Pre-purchase inspection for Boerne real-estate transactions — about 25%. Premium home market; buyers are thorough. (3) Ranch property multi-structure inspection — about 20%. Main house + outbuildings in single visit. (4) Metal roof condition assessment for homeowners considering maintenance vs replacement — about 15%. Often reveals that existing metal has 15–25 more good years with minor maintenance. (5) Warranty-period first inspection (year 5–8 on newer custom homes) to catch install defects before warranty expires — about 10%.

Cost of roof inspection in Boerne

2026 Boerne inspection pricing: • Standard single-family home inspection (any material): FREE • Ranch property with outbuildings — per-structure pricing if more than 2 structures: typically FREE for main house plus 1 outbuilding; additional $50–$100 per structure beyond that • Metal-specific detailed assessment (for high-value metal roofs): FREE (included with standard inspection) • Tile-lifting underlayment assessment: FREE (included) • Certified written report for real-estate transaction: $250–$400 • Post-storm claim documentation with per-slope hail impacts: FREE • Pre-warranty-expiration install-defect assessment: FREE All inspections include 30+ photos and written report within 24 hours. Drive-time from central SA is 35–45 minutes; included in pricing. Ranch property inspections can be scheduled for half-day visits covering multiple structures at once to save mobilization time.