Free roof inspection with deck photos before we talk money - GAF and Owens Corning certified installation
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AfterFast, Reliable Roof Inspection Across San Ramon
A roof inspection in San Ramon typically costs between $150 and $350 for a standard visual inspection, and most inspections take 45 to 90 minutes. If you need a written report with photos and WUI code documentation, expect to pay toward the upper end. Our Roof Inspection team serves San Ramon homeowners every weekday, with live phone support around the clock at (361) 320-9467.
We know what San Ramon roofs actually look like after twenty or thirty years against the Diablo Foothills. That matters because an inspection here is not just a leak hunt. It is a code compliance check against some of the strictest wildfire hardening requirements in Contra Costa County.
Why Brennan Roofing Is San Ramon’s Preferred Roof Inspection Company
San Ramon homeowners call us because our work runs on The Garrison Standard. That means a written price before any work starts, background-checked uniformed technicians on the roof, and a live person answering the phone every time you call. No voicemail. No callback queue.
Our inspectors spend their days in San Ramon neighborhoods like Twin Creeks, Gale Ranch, and Dougherty Valley. They know what the 1980s tile roofs in those subdivisions look like when the underlayment fails beneath perfectly good tiles. They know which WUI code items the city and fire district expect to see documented. And they know how to write an inspection report a homeowner can actually use to compare bids.
Every inspection is backed by the 365-Day Done Right Promise: if we miss something, it is in writing, and we come back at no charge for one full year. Travis Oakley, who leads Brennan Roofing, holds every technician to that standard on every job.
Roof Estimate in San Ramon
A Roof Estimate in San Ramon is the document you get after we walk the roof, document what we find, and put a firm number on paper. It is not a ballpark. It is a line-item price that does not move at the door.
Most homeowners call us for an estimate when they see staining on ceilings, find granules in gutters, or get flagged by an insurance or HOA notice. In San Ramon, the trigger is often simpler: the home was built in the 1980s or 1990s, the tiles still look fine, and nobody has looked underneath them in decades.
What the estimate covers
We inspect the field of the roof, the flashing at valleys and penetrations, the drip edge, the underlayment condition where accessible, and the WUI details like vent type and eave construction. You get photos, written findings, and a price range for any recommended work.
When you need it
You need a written estimate before selling a home in San Ramon, before an insurance renewal, or when you suspect storm damage after a winter wind event pushed rain through a valley or ridge cap.
Free Roof Inspection in San Ramon
A Free Roof Inspection in San Ramon is available to homeowners who are actively evaluating a repair or replacement and want a straight answer before they spend a dollar. We walk the roof at no cost and tell you exactly what we see.
There is no obligation and no high-pressure follow-up. The free inspection is a visual review of the roof surface, flashings, vents, and visible signs of wear. If you want the deeper WUI documentation or a written report for insurance, that moves into a paid inspection, but we will tell you that before we do anything.
What you get for free
You get an honest assessment of whether your roof needs work now, work soon, or nothing at all. In San Ramon, the most common free inspection finding is this: the tiles look fine, but the underlayment beneath them is reaching the end of its service life.
How it leads to an estimate
If we find something that needs attention, we write the estimate on the spot. The price goes on paper before any work starts, and it does not change unless you approve a change in writing first.
Trusted Brands We Service in San Ramon
Brennan Roofing installs and inspects materials from GAF, CertainTeed, Owens Corning, and IKO, among others. For San Ramon homeowners with existing tile roofs, that matters less than it does for shingle replacements, but we keep the relationships with these manufacturers because their systems and warranties are the ones we trust when a roof does need to be replaced.
We service every major roof type in San Ramon: concrete tile, clay tile, composition shingle, and flat roof sections over porches and additions. When we write an estimate, we specify the exact manufacturer and product line so you can compare our number against any other bid without guessing at what is included.
Common Roof Inspection Problems We See in San Ramon Homes
- Failed underlayment beneath intact tile. Homes built in Twin Creeks and Gale Ranch in the 1980s and 1990s often have original felt underlayment that has dried and cracked from thirty years of inland heat. The tiles still look fine, so the failure is missed until water reaches the decking.
- Missing or non-compliant ember-resistant vents. San Ramon sits in a very high fire hazard severity zone. Older homes often have uncovered gable vents or corroded soffit vents that do not meet current WUI code. An inspection should document these.
- Wind-stressed ridge caps and valleys. Seasonal high winds off the Diablo Foothills work ridge caps loose and push rain sideways into valleys and around penetrations. We find failed sealant and rusted flashing at these points on nearly every 25-year-old San Ramon roof we inspect.
- Rusted drip edge and flashing. The original flashing at the valley and drip edge on 1990s tile roofs corrodes from the underside once the underlayment cracks. By the time you see the rust, the membrane behind it is gone.
Pricing for Roof Inspection in San Ramon, CA
A standard visual roof inspection in San Ramon runs $150 to $250. A full documented inspection with photos, a written report, and WUI code compliance review runs $250 to $350. If you are buying or selling a home, expect to pay for the full report: lenders and insurance carriers want documentation, not a handshake.
A tile lift and relay inspection, where we remove a few tiles in specific locations to examine the underlayment directly, adds labor and runs $350 to $500 depending on the roof size and access. That deeper look is worth it on any San Ramon home built before 2000 with original tile. The free estimate is always available first, and the price goes on paper before we touch anything.
We Also Serve Cities Near San Ramon
Our crews work throughout the San Ramon Valley and the surrounding East Bay. If you live in Dublin, Danville, Hayward, or Pleasanton, the same Roof Inspection in San Ramon team can handle your inspection under the same Garrison Standard: written pricing, uniformed techs, and a live person on the phone.
Serving San Ramon, CA - Our Local Coverage Area
We’re based in the San Ramon area and know this community well. Use the map below to see our service coverage - if you’re nearby, we can almost certainly help.
FAQs About Roof Inspection in San Ramon
If your tiles are intact but your underlayment has failed, you need a tile lift and relay, not a full tear-off. In San Ramon, we see this constantly on homes in Twin Creeks and Gale Ranch: the concrete tile still has decades of life, but the original 1980s or 1990s underlayment has dried and cracked. The inspection answer comes down to what we find under the tiles. We lift a few tiles at the eaves, valleys, and penetrations to see the membrane directly. If the membrane is gone but the tile is sound, we price a lift and relay with new fire-rated underlayment; if the decking is rotted or the tile is failing, we price a full replacement. Either way, the estimate is on paper before work starts. Call (361) 320-9467 to schedule an inspection and get a straight answer.
Yes. San Ramon sits in a very high fire hazard severity zone, so an inspection here must verify Class A assembly compliance, ember-resistant vents, and enclosed eaves, not just leaks and shingle wear. Many 1980s and 1990s homes in San Ramon were built before these requirements took effect. If your roof predates the current WUI code, an inspection that skips those items is incomplete. We document every WUI gap in writing and price the corrections, because the fire district will require them when the roof is permitted for replacement. Call (361) 320-9467 for an inspection that actually checks the code items.
We inspect the roof surface, flashings, drip edge, valleys, ridge caps, penetrations, vents, and the underlayment condition where accessible. On tile roofs, we lift tiles at representative points to see the membrane. We check the eaves for enclosure and the vents for ember resistance, both WUI code items in San Ramon. You get photos, written findings, and a line-item estimate. That inspection is the only honest way to price a San Ramon roof job. The estimate itself is free. Call (361) 320-9467 to book one.
A square is 100 square feet of roof surface, and it is the standard unit roofers use to price materials and labor. Comparing bids in San Ramon is hard because one roofer might price a tile lift and relay at $600 per square while another quotes a full tear-off at $900 per square without telling you the difference. That is why we write every estimate line by line: number of squares, material type, underlayment product, WUI upgrades, and labor. If another bid in San Ramon is lower, you can compare it line by line against ours and see exactly what is missing. Call (361) 320-9467 and we will walk your roof and put the numbers on paper.
Yes. The free roof inspection in San Ramon is a visual review of the roof surface, flashings, vents, and visible wear. We tell you on the spot whether you need work now, soon, or not at all. If we recommend work, the estimate is written while we are there: the price goes on paper before any work starts, and it does not change unless you approve a written change first. The 365-Day Done Right Promise covers the inspection and any work we do for one full year in writing. Call (361) 320-9467 to schedule your free inspection.
Written by Travis Oakley, Owner at Brennan Roofing, serving San Ramon and the surrounding East Bay.