A roof inspection tells you what shape your roof is actually in, in writing, with photos, before a leak or an insurance letter forces the question. Carapezza Construction & Roofing inspects shingle, tile, metal, and flat roofs across Plant City and eastern Hillsborough County, and we do it the way a roofer who has to stand behind the work does it: on the roof, in the attic, and at every flashing detail, not from the driveway with binoculars.
You get a clear report of what we found, what needs attention now, what can wait, and what it would take to fix. If the roof is in good shape, we'll tell you that too.
What a Roof Inspection Covers
We inspect from three vantage points, because each one shows something the others hide.
On the roof:
- Shingle condition: granule loss, cracking, curling, lifted or missing tabs, exposed nail heads
- Tile condition: cracked, slipped, or missing tiles, loose ridge and hip caps, mortar failure
- Metal condition: loose or backed-out fasteners, failed washers, seam separation, rust at cut edges
- Flashing at every chimney, wall, skylight, valley, and pipe boot
- Sealant condition at penetrations and edge metal
- Ridge vents, off-ridge vents, and turbine vents
- Gutters, drip edge, and fascia
- On flat roofs: seams, ponding areas, drains and scuppers, blisters, and membrane wear
In the attic:
- Water staining on the underside of the deck and on rafters or trusses
- Daylight through the deck
- Wet, compressed, or moldy insulation
- Signs of poor ventilation: rusted nail tips, mildew, heat damage to the deck
- The roof-to-wall connection type and the deck attachment, which matter for wind mitigation
Inside the home:
- Ceiling stains, bubbling paint, and soft drywall that point back to where water is entering
What we're really doing is tracing every place water could get in and every sign that it already has. On a Plant City roof, the culprits are usually the same few: flashing that let go, wind damage from a storm season, UV-cooked shingles, or a slow leak that sat long enough to rot the deck.
When to Get a Roof Inspection
Before you buy a home. A general home inspector looks at the roof, but usually from the ground or a ladder and rarely in the attic. On a Plant City home with a roof of unknown age, a roofer's inspection tells you whether you're buying a roof with years left or a replacement bill. That's worth knowing before you close, not after.
After a storm. Hurricanes Helene and Milton in 2024 damaged roofs across the Tampa Bay area, and a lot of that damage wasn't visible from the yard. Lifted shingles reseal and look fine until the next storm. Hail from summer thunderstorms bruises shingles without knocking them off. If a storm came through and you're not sure, have it looked at while the damage is still fresh and documentable. If we find storm damage, our storm damage team documents it properly and provides the estimate your adjuster needs. For heavier hurricane damage, see our hurricane roof damage repair page.
Before hurricane season. An inspection in spring gives you time to fix loose flashing, reseal boots, and replace a few lifted shingles before the June to November season starts. Small fixes now are what keep a storm from turning a weak spot into an open hole.
At insurance renewal. Florida insurers increasingly ask for roof condition reports and photos before renewing or writing a policy, especially on older roofs. A dated inspection report from a licensed contractor answers that request. It also gives you a clear picture of where your roof stands if the insurer's own inspector comes out.
When the roof reaches an age you're unsure about. If you don't know how old the roof is, or you know it's getting up there, an inspection tells you whether you're looking at maintenance or planning for roof replacement.
Before you list the house. Buyers' inspectors will find problems. Finding them first lets you fix them on your terms.
What the Written Report Includes
A walk-around and a verbal "looks okay" isn't an inspection. You get a written report you can hand to a buyer, a seller, an insurer, or your own future self.
- Photos of every issue we found, and overview photos of each roof slope
- Roof type, material, and estimated remaining life based on condition, not just age
- Itemized findings sorted into three buckets: needs attention now, should be addressed before the next storm season, and monitor
- Attic findings including ventilation and any signs of moisture
- Flashing and penetration notes for every chimney, wall, vent, and skylight
- Recommendations with a plain-language explanation of what each repair does and what happens if you skip it
- A repair estimate, if you want one, broken out so you can decide what to do now and what to defer
If the roof is sound, the report says so, and you have a dated record of its condition.
Wind Mitigation Inspections
A wind mitigation inspection is a specific type of inspection that documents the features of your roof and structure that reduce wind damage. It's a standard form in Florida, and insurers use it when they set premiums. The form records things like the roof covering and when it was permitted, how the roof deck is attached, the type of roof-to-wall connection, the roof shape, and whether there's a secondary water barrier under the covering.
We don't set your premium and we can't tell you what discount, if any, a given feature earns; that's between you and your insurer. What we can do is inspect and document those features accurately, and when we replace a roof we build in the details the form asks about, so the new roof is in the best position for your policy. Our Florida roof inspection guide explains how wind mitigation fits into the bigger picture of storm inspections and when each type makes sense.
How the Inspection Works
- Schedule. Call or use the contact form. Tell us the roof type if you know it and why you want the inspection (buying, storm, insurance, just checking). That shapes what we focus on.
- The visit. We walk every slope we can safely access, check every flashing, go into the attic, and look at the interior ceilings. Tile and some metal roofs are inspected with care to avoid causing the foot-traffic damage we're checking for.
- The report. Photos, findings, and recommendations, delivered in writing.
- Your decision. Fix now, fix later, or do nothing. There's no obligation attached to the report.
Inspection vs. Repair Estimate
These aren't the same thing, and it's worth knowing which one you're asking for.
A repair estimate is what you get when you already know something's wrong and want a price to fix it. It's focused on the problem you called about. Our roof repair page covers that side.
An inspection is a full condition assessment of the whole roof, whether or not you've seen a problem. It's what you want before a purchase, after a storm, for an insurer, or when you just want to know where you stand. If we find something during an inspection, we'll quote the repair, but the inspection's job is the full picture.
If you're not sure which you need, call and describe the situation. We'll tell you.
Frequently Asked Questions
How much does a roof inspection cost?
It depends on the roof's size and type and on what the inspection is for. A storm damage look at a shingle roof is a different job from a full pre-purchase inspection on a large tile roof with a written report. We'll tell you what to expect before we schedule so there are no surprises.
How often should a roof be inspected in Florida?
Once a year is a reasonable baseline in Plant City, ideally in spring before hurricane season. Add an inspection after any major storm, before buying or selling a home, and whenever your insurer asks for one. Older roofs and flat roofs benefit from more frequent checks.
Do you inspect tile, metal, and flat roofs, or just shingle?
All of them. Tile inspections include lifting tiles in a few spots to check the underlayment, which is usually where tile roofs fail. Flat roof inspections focus on seams, drainage, and ponding. See our tile roof repair and flat and low-slope roofing pages for what we look for on each.
Can a roof inspection help with my insurance?
An inspection gives you a dated, photographed record of your roof's condition from a licensed building contractor. Many Florida insurers request exactly that at renewal. A wind mitigation inspection is a separate form that documents wind-resistant features. We can't tell you what your insurer will do with either, but we can make sure the documentation is accurate and complete.
What is the 25 rule for roofs in Florida?
Florida's rules on when roof repairs trigger a larger replacement changed with Senate Bill 4-D in 2022, and how they apply depends on your roof's age and condition. We recommend confirming the current requirement with the Hillsborough County building department for your specific situation. We'll explain what we know during the inspection.
Schedule a Roof Inspection in Plant City
Whether you're buying a home in Walden Lake, checking a roof in Cork after a storm, or answering a letter from your insurer, call Carapezza Construction & Roofing at (813) 707-0235 or request an inspection through our contact form. We're at 1605 N Wheeler St in Plant City and inspect roofs across Hillsborough, Polk, and Pasco counties. If the inspection leads to bigger work, our re-roofing team handles it.