Free for your home. $299 for a real estate transaction.
The right inspection depends on why you need one. If you live in the home and want an honest read on a leak, a repair, or just how much life your roof has left, that inspection is $0, no exceptions. If the inspection is part of buying or selling a home — a real estate transaction — we charge $299 for a more in-depth report designed to hold up for both sides of the sale. We inspect just as thoroughly either way; the difference is the depth and format of the report, and who it needs to protect.
Why we don’t give realtors a free report
A homeowner inspection is a fair, two-sided transaction: we give you an honest look at your own roof, at no cost, because it helps you and it helps us build the kind of trust that brings you back for real work later. A real estate transaction is different — a free report handed to an agent or one side of a sale isn’t a fair trade for anyone, since only one party in that deal benefits from our time while we take on the liability of a report that may get used to negotiate a sale price or protect a buyer in a dispute. The $299 fee keeps that transaction fair for everyone involved, including us.
Homeowner inspection — $0
You live in the home, or plan to keep living in it. You want an honest answer about a leak, a repair, or your roof’s remaining life. No cost, no obligation.
Real estate inspection — $299
The home is changing hands. The report is built to hold up for both the buyer and seller, and can support price negotiations or protect either party after closing.
Paid through escrow if repairs are needed
The $299 report fee is paid upfront by the requesting agent or party. If the inspection finds repair work that needs to happen before closing, Grandmark can front the cost of that repair and be reimbursed through escrow at closing — so a needed repair doesn’t have to hold up or complicate the sale.
The full system, not just the shingles
Most roof problems that show up as “just a leak” trace back to two or three compounding issues. A real inspection looks at the whole system, not just the visible surface.
Surface material
Shingles, tile, metal, or flat roofing checked for cracking, granule loss, curling, or slipped/broken pieces.
Flashing & penetrations
Chimneys, vents, and skylights checked for failed seals — one of the most common sources of leaks on an otherwise healthy roof.
Gutters & drainage
Clogged valleys and blocked downspouts checked, since they can back water up under roofing material during a single storm.
Attic & ventilation
Attic checked for daylight, moisture, or signs of poor ventilation — a common cause of premature material failure.
Decking condition
Soft spots or water staining checked where visible, since decking issues change the scope of any recommended repair.
Overall remaining life
An honest estimate of how many years the roof likely has left, so you can plan and budget instead of guessing.
Documented, not just described
Schedule your visit
Same-day or next-day appointments available in most areas. No cost, no commitment to book.
On-site video walkthrough
A licensed estimator walks the roof and records what they find, narrating what’s normal wear versus an actual problem.
Written report
You get a written summary of findings and, if anything needs attention, a specific recommendation and price — never a vague upsell.
Your decision, no pressure
If something’s found, you decide whether and when to act. There’s no expiration on a fair quote and no high-pressure follow-up calls.
Skip the inspection, go straight to the fix
If you already know the issue, these pages get you to the right scope faster.
Financing is available before you decide
If your inspection finds a repair or replacement is needed, $0 down financing is available on the spot — you’re never forced to make a snap financial decision to get the work started. See roofing financing → for full terms.
Book My Free InspectionWhat Central California customers say
4.8 stars across verified Google reviews. Read every review →
Two other Fresno roofers wanted to sell a full replacement. Our video showed the real problem was a repair — saved thousands.
David provided an estimate and video of the tile roof issue. He did a good job explaining the situation clearly, no pressure at all.
Three other companies wanted to replace the whole roof. Grandmark showed me on video it was one section — repaired it for a fraction of the replacement quote.
The same standard as every other job
Every inspection follows The Grandmark Standard → — video-documented, in writing, and never used as a pretext for a hard sell. If we recommend work, you’ll see exactly why on the video before you ever see a quote.
Book your free inspection by market
Same-day and next-day appointments available in most areas.
Roof inspection FAQ
Is the inspection really free?
It depends on the purpose. If you’re a homeowner checking on your own roof, yes — $0, no exceptions. If the inspection is for a real estate transaction (buying or selling a home), it’s $299 for a more in-depth report built to protect both sides of the sale.
Why isn’t the real estate report also free?
A homeowner inspection benefits both sides — we build trust with you, and you get an honest answer at no cost. A free report handed to one side of a real estate transaction isn’t a fair trade for anyone, since it can be used to negotiate price or protect a party in a dispute while we take on that liability for nothing in return. The $299 fee keeps it a fair transaction for everyone involved.
How does payment work if repairs are needed before closing?
The $299 report fee is paid upfront by the requesting agent or party. If the inspection finds repair work needed before the sale closes, Grandmark can front the cost of that repair and be reimbursed through escrow at closing, so the repair doesn’t have to hold up the transaction.
How long does an inspection take?
Most residential inspections take 30–60 minutes, depending on roof size and complexity. Your estimator will confirm a window when you schedule.
What if the inspection finds nothing wrong?
We tell you that, on video and in writing. There’s no incentive for us to invent a problem — our reputation depends on honest findings, not on selling every visit.
Do I need an inspection for an insurance claim?
Yes, most insurers require documented evidence of damage. Our video and written report can support a storm or hail damage claim — see storm & hail damage repair for more on the claims process.
How fast can I get an inspection scheduled?
Same-day or next-day in most areas. Call and we’ll confirm a window before you hang up.
Book your free roof inspection
No cost, no obligation, no pressure. See exactly what’s going on with your roof before you commit to anything.
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