Free Roof Inspection: What to Expect

February 20, 2026 · 9 min read · Maintenance

Tile roof work in Palm Beach County — Tile roof work

What a free roof inspection is, and what it is not

A roof inspection is a close, hands-on look at the roof and the attic below it, done by a roofer on the roof, not from the driveway. At Molsbee Roofing it is free, and it ends with something you can use: photos of what we found and, if work is needed, a written scope with the price.

Molsbee Roofing has roofed Palm Beach County homes since 1975, from our office in Lake Worth Beach. Here is what happens on an inspection, step by step.

What happens when the inspector arrives?

We start by asking what prompted the call: a stain on the ceiling, a storm, a home sale, a question from your insurer, or simply the roof's age. Then we walk the outside of the house to look at the roof edges, fascia and soffits before going up. On tile roofs, our crews wear protective, safe footwear.

What does the inspector check on the roof?

The covering. Cracked, slipped or broken tile; lifted, creased or bare shingles; loose panels, fasteners or worn coating on metal.
Flashing at walls, chimneys, skylights and valleys, where most leaks begin.
Hips, ridges and eaves, which take the first grip of the wind.
Pipe boots, vents and anything mounted through the roof, for cracked rubber and failed sealant.
Valleys, drains and scuppers, for debris and standing water on any flat section.
Soft spots underfoot that suggest damp or damaged decking.

What does the inspector check in the attic?

If the attic is accessible, we look at the underside of the roof deck for water staining, daylight, damp or darkened wood, and the condition of insulation. We also check ventilation: intake at the soffits and exhaust at the ridge, so heat and moisture can leave the attic.

What can't an inspection see without opening the roof?

This is the part most people are not told. On a tile roof, the underlayment beneath the tile does most of the waterproofing, and we can only see it where a tile can be lifted or at an exposed edge. On a shingle roof, the deck under sound-looking shingles cannot be seen from above. A dried stain in the attic shows that water got in at some point, not when.

When a question can only be answered by lifting tile or opening a section, we say so, explain what it would show and list it as its own line in the scope. We do not present a guess as a finding.

Does the inspection look at code and wind items?

Yes, where they are visible. Palm Beach County roofs are built to the Florida Building Code, 8th Edition, in the wind-borne debris region, with design wind speeds from 150 mph inland to 170 mph on the barrier islands. We note roof-to-wall connections and other wind features we can see. We also keep an eye on repair history because of the quarter-roof rule. The quarter-roof rule considers how much of a roof system or section is repaired, replaced or recovered in any 12-month period. Above a quarter, the roof covering across that entire system or section generally must be replaced or recovered to meet current code requirements. If that system or section was built, repaired or replaced in compliance with the 2007 Florida Building Code or a later edition, only the portion being worked on must meet applicable current code requirements. We check which applies before we price.

What you receive afterward

Photos of the findings. Every issue is photographed, so you see the same cracked tile, split pipe boot or rusted flashing we saw. The photos are yours to keep.

Written findings. A plain description of the roof's condition, what needs attention now, what can wait, and what could only be confirmed by opening the roof.

A written scope with the price. If work is needed, you get the scope and the price in writing before any work starts. It names the materials and the method, such as detach-and-reset on clay barrel tile, where we lift the tile, replace the underlayment and reset the same tile.

If the roof is in good shape, we tell you that. Some inspections end with nothing to do.

When should you schedule one?

Once a year, ideally in spring before hurricane season starts in June
After a named storm or strong wind
When you see a ceiling stain or hear dripping
Before you buy or sell a home
When your insurer asks about the roof's condition

Who you are inviting onto the roof

Molsbee Roofing is a family roofing company that has worked in Palm Beach County since 1975, licensed as Florida certified roofing contractor CCC1327429. We are a GAF Certified Contractor and an Owens Corning Preferred Contractor. Work we do carries our lifetime workmanship warranty and the manufacturers' product warranties, and after a repair or re-roof we can provide a roof certification letter for your insurer.