Roof inspections and certifications for Los Angeles home sales
A roof is one of the costliest surprises in escrow. We walk the roof and the attic, photograph every issue and write it up in plain language; when the roof qualifies, we issue a certification for the escrow file.
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A roof inspection in Los Angeles is a documented check of the covering, flashing, drainage, deck and attic, delivered as a photo report. A roof certification goes one step further: it states the roof is sound for a stated term, and it's issued only once the roof qualifies, after any needed repairs.
Updated September 2026
A report tells you the condition; a certification stands behind it
An inspection answers what is wrong and what it will take to fix. We check the covering, every flashing and penetration, the drainage, and the attic from inside, where stains and daylight show problems the roof hides. You get photos and plain notes, not a list of code numbers.
A certification goes further: once the roof is sound, or has been repaired to that point, we issue a certificate for a stated term. Sellers use it to settle roof questions in escrow; buyers use it to know what they are taking on. For yearly upkeep, scheduled roof maintenance is the better fit.
What every inspection covers
The same list on every roof, so reports can be compared year to year.
- Covering condition, age and number of layers
- Flashing at walls, chimneys, skylights and vents
- Valleys, drains, scuppers, gutters and downspouts
- Soft or sagging deck areas checked from above
- Attic stains, daylight, ventilation and damp
- Fire-zone and cool-roof items for the address
- Photo report with repair priorities
Inspections for sales, certifications and yearly checks
Pre-purchase and escrow roof inspection
During escrow the clock is short. We schedule quickly, inspect the roof and attic, and deliver a photo report that separates urgent repairs from normal wear, with repair costs where we can give them. Buyer and seller then negotiate from the same facts. If repairs are needed, the report lists them in order of urgency with photos of each, so the buyer's agent, the seller and any lender read the same document instead of arguing over opinions.
Roof certification for home sales
If the roof passes, or once the listed repairs are done, we issue a written certification for a stated term. It names the roof, its covering and condition, and what the certification covers. Some lenders and insurers ask for one on older roofs. The certificate lists the roof type, its age where known, what we inspected and the date, so an agent or lender can see at a glance what was checked and exactly when it was checked.
Annual roof check
For owners who aren't selling, a yearly check in the same report format tracks how the roof is aging, so a replacement never comes as a surprise. It pairs well with fall maintenance and suits landlords managing several buildings. Each report is filed with the address, so next year's visit compares the same slopes and details against last year's photos, and slow changes like worn sealant or slipped tiles are easy to spot well before they leak.
El Sereno homes sold at a median near $800,000 in November 2025, and on a purchase that size an unexpected roof bill is a real negotiating point. Across the City of Los Angeles only about 15% of homes were under 30 years old as of 2019, so most roofs in escrow here sit on older houses, often with a history of layers and patches that an inspection needs to uncover.
How long an inspection and certification take
Most inspections take an hour or two on site, and the photo report follows shortly after. In escrow we schedule around the contingency deadline.
A certification issues once the roof qualifies. If repairs come first, the timeline depends on their scope and materials.
What an inspection or certification costs depends on
Inspections are priced per roof. Five things set the fee:
- Roof size and height
Larger and taller roofs take longer to walk and photograph.
- Roof type
Tile needs careful footing; flat roofs need drains and seams checked.
- Attic access
Tight or hidden hatches slow the inside check.
- Report or certification
A certification adds a written term and follow-up.
- Repairs needed
Repairs required before certification are quoted separately.
How an inspection runs
Book the visit
We schedule around escrow deadlines when there is one.
Attic first
Stains, daylight and ventilation checked from inside.
Walk the roof
Covering, flashing, drainage and deck, photographed.
Write the report
Photos, notes and repair priorities in plain language.
Certify
Once the roof qualifies, the certification is issued.
Roof inspection questions
Straight answers to what people ask us most about this job.
Other ways to reach usAn inspection reports condition. A certification states the roof is sound for a set term and is issued once it qualifies.
General inspectors often view the roof from the ground or a ladder. A roofer walks it and checks the attic for roof-specific issues.
For the term written on the certificate, which depends on the roof's age and condition.
It is negotiated in escrow; sellers often provide one to settle roof questions before closing.
You get a repair scope. Once the repairs are complete, the roof can be certified.
Yes. We step only on the lower third of each tile, over the batten, and photograph what we can't safely walk.
Yes, with cores where needed. Flat roof repair explains what we look for.
Other inspections & maintenance jobs we handle
Attic insulation top-up
Radiant Barrier Installation.
Sealant and pipe boot refresh
Roof Maintenance.
Attic Ventilation in Los Angeles
Attic Ventilation.
Roof repair under existing panels
Solar Panel Roof Work.
Cracked and broken tile replacement
Tile Roof Repair.
