Roof Inspection in San Francisco - Written Price, Workmanship Warranty

Fast, Reliable Roof Inspection Across San Francisco

A roof inspection in San Francisco typically costs $220 – $450 for a standard flat or low-slope roof on a Victorian, Edwardian, or mid-century home, with more complex rooftop-deck and light-well assemblies running $500 – $800. Most inspections are completed in one to two hours, and the report we hand you is written in plain English with photos, measurements, and a line-by-line scope of anything that needs attention. Call (361) 320-9467 to schedule yours.

Call (361) 320-9467

We know San Francisco roofs the way only a local crew can. The fog, the wet winters, the parapet walls that hide problems until the first big storm, the rows of flat tar-and-gravel roofs behind ornate street-facing facades. Our Roof Inspection team works in the Sunset, the Richmond, the Mission, Noe Valley, Bernal Heights, and every neighborhood in between. When you call, a live person answers, and we show up inside the window we give you.

Why Brennan Roofing Is San Francisco’s Preferred Roof Inspection Company

Brennan Roofing operates under The Garrison Standard, a written set of rules that covers how we price, how we dispatch, and how we leave your property. The price goes on paper before any work starts, and that number does not move at the door. Every technician who steps onto your roof is background-checked and arrives in uniform, so you know exactly who is up there.

San Francisco homeowners call us because inspections here are not routine walk-arounds. A pre-1950 wood-frame row house with a flat roof, a party wall, and a light well is a different animal than a suburban gable roof. We know where these roofs fail, what the city’s building code will require once we open things up, and how to document everything so you are never guessing. Travis Oakley leads our crews, and he holds every inspection to the same standard whether it is a 900-square-foot bungalow in the Outer Sunset or a five-story Edwardian near Dolores Park.

Every inspection we perform is backed in writing for one full year under our 365-Day Done Right Promise. If we miss something that fails within that year, we come back and make it right at no charge.

Hail Damage Roof in San Francisco

Hail Damage Roof in San Francisco is less common than in the Central Valley or the Sierra foothills, but it does happen during the rare cold-core spring storms that sweep across the Bay, and it rarely looks like you would expect. On a flat tar-and-gravel roof, hail damage usually shows up as bruising in the membrane under the gravel, cracked flashing at parapet intersections, or punctures around skylights and rooftop deck penetrations. A surface-only look misses most of it. Our inspection lifts the suspicious areas, probes the decking underneath, and gives you a written hail-damage scope with photos, measurements, and a repair price. In San Francisco, a minor hail repair typically runs $350 – $900, while hail damage that has compromised the underlayment or decking can push into the $1,500 – $4,000 range depending on how many layers we are dealing with.

What Our Hail Inspections Actually Check

We probe the membrane for soft spots and bruising, pull back gravel at impact points, and check every parapet flashing seam for the hairline cracks hail opens up. We also photograph the exposed areas before and after so you can file an insurance claim with documentation that stands up.

When a Hail Claim Becomes a Roof Replacement

If hail has fractured the modified-bitumen surface and water has been getting under it for months, the decking is often too far gone to patch. That is when we walk you through a full replacement scope, priced in writing, with the decking allowance broken out as a separate line item so there are no surprises later.

Roof Estimate in San Francisco

A Roof Estimate in San Francisco is the written number you get before any work starts, and on older San Francisco homes, that number has to account for what we cannot see until the roof is opened. We give you a detailed line-item estimate that separates the known scope from the conditional scope: the membrane, flashing, and drain work we can see and price today, plus a written allowance for the rot, undersized framing, and missing underlayment that pre-1950 roofs routinely hide. A visual estimate for a standard flat-roof repair in San Francisco runs $200 – $400 as a standalone service, but that fee is waived when you hire us for the repair. Full replacement estimates on a typical 1,200 to 1,800 square foot Sunset or Richmond flat roof generally land between $14,000 and $28,000 depending on decking condition, parapet scope, and how many old layers need to come off.

The Written Price, Before Work Starts

We do not open a roof, discover rot, and then come back with a bigger number. The Garrison Standard means your estimate includes the conditional line items from the start. You see the worst-case number before we touch anything, and you approve changes in writing before we proceed.

Why Decking Allowances Matter on Pre-1950 Roofs

The original 1×6 or 2×6 decking on a Victorian or Edwardian row house is often structurally undersized by modern code and rotted under the membrane. A responsible roof estimate in San Francisco includes a per-sheet or per-foot decking allowance so the final price is already understood, not discovered.

Trusted Brands We Service in San Francisco

We install and service roofing systems from GAF, CertainTeed, and Owens Corning, and we keep common flashing, membrane, and underlayment stock on our trucks so San Francisco customers are not waiting on a parts order from the East Bay when a leak is active. Whether your home has a modified-bitumen roof from the 1980s, a more recent GAF TPO system, or a CertainTeed shingle roof on a steep-pitched Marina or Pac Heights home, our inspectors know the material history of this city’s roofs and how to match repairs so they blend and perform. You get real options explained plainly, with the trade-offs in cost and lifespan, not a sales pitch for whatever is in the warehouse.

Common Roof Inspection Problems We See in San Francisco Homes

• Parapet flashing failure. On pre-1950 Victorians and Edwardians, the ornate street-facing parapet is the most common leak source in San Francisco. Thermal movement and constant fog moisture crack the flashing, and water gets behind it for years before anyone spots interior stains. Inspections that only look at the field membrane miss this entirely.
• Rotted or undersized wood decking. The original 1×6 and 2×6 decking under flat roofs was never built to today’s span tables, and decades of trapped moisture have often reduced it to sponge. You cannot see this from the surface. It only shows up when we open the roof or probe from below.
• Clogged roof drains and scuppers. Debris from street trees, pine needles, and fog-fed mildew blocks drains across the Sunset, Richmond, and Glen Park. Ponding water sits for weeks, works through the underlayment, and finds light-well seams and party-wall intersections. We snake drains and test flow during every inspection.
• Missing secondary waterproofing on party walls. Narrow-lot row houses share walls with no modern flashing detail at the termination. Pre-1950 construction usually has no ice-and-water shield under the parapet cap, which means the first big storm of the year finds every weak seam at once.

Pricing for Roof Inspection in San Francisco, CA

We Also Serve Cities Near San Francisco

Brennan Roofing serves the entire Bay Area from our San Francisco Bay Area office. Beyond San Francisco, our crews regularly inspect and repair roofs in Daly City, Brisbane, Sausalito, and South San Francisco. The same Garrison Standard applies on every job: written price before work starts, background-checked uniformed technicians, and a full-year written guarantee.

FAQs About Roof Inspection in San Francisco