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 Selma
A roof inspection in Selma costs between $195 and $450 for most homes, with larger or more complex structures running higher. We dispatch background-checked, uniformed technicians from our Fresno, Central Valley office to Selma neighborhoods every weekday, and every inspection ends with a written report and a written price for any work we recommend, before anything starts. Call (361) 320-9467 to schedule. Most Selma inspections we book are completed within the week we’re called.
We know the difference between a Selma ranch house on Rose Avenue and a farm office off Floral Avenue. The housing stock, the access, the way moisture settles into old skip sheathing during fog season. That local read comes from doing this work in Selma week after week, not from a satellite map.
Why Brennan Roofing Is Selma’s Preferred Roof Inspection Company
Selma homeowners put up with a lot. Roofers who don’t show. Inspectors who walk the roof in ten minutes and email a form letter. Our crews in Selma run a tighter standard. It’s called The Garrison Standard: background-checked, uniformed technicians who arrive inside the promised window, do the full inspection, and hand you a written report before they leave your driveway.
Our Selma inspection work leans heavily on the older housing stock real estate agents know well: pre-1970 ranch homes off High Street, bungalows near Lincoln Park, and the agricultural outbuildings scattered east toward the packing sheds. A roof on those homes was rarely built for the shingle systems sitting on top of it now. Our inspectors check what’s above and below the shingle line, because on a Selma home built before 1970, the failure usually starts underneath.
We also field calls from buyers under contract on Selma homes who need a roof certification before close. That work gets scheduled fast, because we know escrow timelines don’t flex. The report is written in plain English, with photos, and the price to fix what we find goes on paper the same day.
And when you call Brennan Roofing, a live person answers. Always. No voicemail tree, no callback queue. Travis Oakley and the team handle Selma dispatch directly, 24/7.
Commercial Roof Inspection in Selma
Commercial Roof Inspection in Selma covers low-slope metal roofs on packing sheds, barns, and small retail buildings, plus the flat or low-pitch built-up roofs common on downtown commercial storefronts. These inspections are different from residential work because the failure points are different: rusted fasteners, failed seams at the laps, clogged scuppers, and ponding water that never drains. A commercial roof inspection in Selma typically runs $350 to $750 depending on square footage and roof accessibility.
We look at what a Selma commercial owner actually needs to know: where water is standing, where the metal has started to pull at the fastener line, and whether the roof has five good years left or needs a re-cover before the next winter fog season. The written report includes a prioritized repair list, with the price for each line item on paper before any work starts.
Cold Storage and Packing Shed Roofs
Selma’s agricultural economy means a lot of cold storage buildings with insulated metal panels. The inspection checks the panel seams, the flashing at the eaves, and the condition of the vapor barrier below the panels. Winter fog wets these roofs for days at a time, and if a seam is open, the moisture gets pulled into the insulation layer. That rots the panel from the inside out, and you won’t see it from the ground.
Flat Roof and Built-Up Roof Checks
Downtown Selma has a run of flat and near-flat roofs with gravel-surfaced built-up membrane. The inspection tests for blisters, alligator cracking, and ponding that doesn’t evaporate between fog cycles. We also check the scuppers and downspouts, because a blocked scupper on a low-pitch Selma roof sends water backward into the parapet wall, and that repair always costs more than clearing the drain.
Roof Inspection Services in Selma
Roof Inspection Services in Selma start with a full walk of every roof plane, the ridges, valleys, eaves, and flashings, plus an attic inspection when access allows. We don’t do the drive-by version. A standard residential roof inspection in Selma runs $195 to $450, and most homes fall in the $225 to $300 range. The report covers shingle condition, underlayment, decking where visible, flashing at penetrations, ventilation, and drainage.
On a pre-1970 ranch, we’re specifically checking for the problem most inspectors miss: saturated original skip sheathing hidden under a re-cover. You can have a perfectly good looking top layer of architectural shingles sitting on decking that’s been wet for decades. If an inspector never pulls a few courses or accesses the attic, the report is worthless. Ours doesn’t work that way.
Pre-Purchase Inspections for Buyers
When you’re buying a Selma home, the inspection report has to answer real questions: how much life is left in this roof, what does it need now, and what can wait two years. We write the report in that language. Then we price every repair line item so you can negotiate from facts, not guesses. Buyers and their agents call us regularly for homes near the downtown corridor and the older subdivisions off McCall Avenue.
Storm, Leak, and Warranty Inspections
A roof that leaked in a February storm needs a forensic look, not a patch estimate. We trace the water path from the stain, to the decking, to the entry point, and we map every affected area. If the roof is still under a manufacturer warranty, we document the defect in the format the manufacturer requires. And if we previously repaired the roof and it failed within the year, our 365-Day Done Right Promise means we come back at no charge. That’s in writing.
What happens when you call
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A real person answersNo phone trees - you reach a local pro.
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You get an upfront price rangeHonest numbers before anyone is dispatched.
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A background-checked tech heads outLicensed & insured, dispatched right away.
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You approve before work beginsNothing starts until you say go.
Trusted Brands We Service in Selma
Most Selma roofs currently under warranty carry either GAF, CertainTeed, or Owens Corning shingles. We inspect and document all three to their manufacturer standards, so a warranty claim doesn’t stall because the inspection wasn’t formatted right. When we find issues with flashing, underlayment, or ventilation components, we know which manufacturer lines have the matching accessory product. That means less guessing and fewer mismatched repairs on Selma homes. We don’t stock every product locally in Selma, but our Fresno warehouse holds most common GAF and CertainTeed accessories, so repair materials usually arrive the same week we quote them. The price you see on paper is the price, regardless of which manufacturer line ends up on the roof.
Common Roof Inspection Problems We See in Selma Homes
- Rotted skip sheathing under a clean shingle layer. Selma homes built before 1970 often still carry original 1×6 skip sheathing, and if a previous owner re-covered without stripping it, the old wood gets wet every winter. You can’t see it from the ground, and a top-layer-only inspection misses it entirely.
- Zero intake ventilation at the soffit. Older Selma ranchers and bungalows were often built with no soffit vents at all. Winter tule fog lingers for days, attic air saturates, and condensation drips down onto the ceiling below. The fix is usually adding intake vents, not more exhaust. Our inspectors check this on every older home.
- Hidden wood shake under composition shingles. We pull back courses where we can, and on homes near the downtown corridor we regularly find the original wood shake still in place under two layers of newer shingles. That shake holds moisture like a sponge, and once it’s saturated, it rots the underlayment from below. The inspection report has to catch this before a buyer commits.
- Tight-lot access that limits ladder placement and full-plane coverage. Selma lots are narrow, and on many blocks the side yards are barely four feet wide. Parked cars, shared driveways, and fence lines make it hard to set a ladder against every eave. We stage equipment safely, use standoff stabilizers, and we don’t skip a plane because it’s inconvenient. If we can’t safely reach a section, we say so in the report and explain why.
Pricing for Roof Inspection in Selma, CA
A standard residential roof inspection in Selma runs $195 to $450. Most single-story ranch homes fall between $225 and $300. Two-story homes, steep-pitch roofs, or homes with attached outbuildings run toward the top of the range. Commercial inspections in Selma start around $350 and go up from there based on square footage and roof type. If the inspection includes drone documentation for a steep metal roof or an agricultural building, that adds $75 to $150.
What you get for that price: a full walk of every roof plane, attic access when available, photos of every defect, a prioritized written report, and a written line-item price for any repair we recommend. No change orders. The price on the estimate is the price at the end. Call (361) 320-9467 to schedule a free estimate on your roof inspection in Selma.
We Also Serve Cities Near Selma
Our full Roof Inspection team covers the whole Selma area, and we regularly run inspections in Fowler, Parlier, Kingsburg, and Reedley. If you own rental property in any of those towns, one call books inspections for all of them. The same Selma standard applies everywhere we go: written price, background-checked crew, live person on the phone. Call (361) 320-9467 to schedule.
Serving Selma, CA - Our Local Coverage Area
We’re based in the Selma 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 Selma
Because most Selma roofs fail from the inside out. The town’s pre-1970 homes were built with 1×6 skip sheathing and often re-covered with composition shingles over original wood shake, and winter tule-fog condensation collects in unvented attic spaces until the underlayment and original wood shake rot from below. An inspection that only looks at the top shingle layer will pass a roof that’s already failing underneath. We check the attic for moisture, venting, and sheathing condition on every older Selma home. Call (361) 320-9467 to schedule an inspection.
Commercial inspection in Selma is more about water management than shingle wear. We spend more time on seams, fasteners, scuppers, and ponding areas on flat and low-slope metal roofs than we would on a ranch house. The failure patterns are completely different: rust at the fastener line, open seams at panel laps, and clogged drains that send water backward into walls. Our commercial reports prioritize drainage and fastener integrity first, because those are what kill Selma commercial roofs. Call (361) 320-9467 for a commercial inspection quote.
Yes, that’s exactly what we’re checking for. When we access the attic or pull a few shingle courses, we look at the skip sheathing directly: is the wood solid, is it wet, is it delaminating. A low-pitch hip roof on a Selma ranch holds moisture longer than a steep gable, so if the sheathing is even marginally soft, a re-deck becomes the honest recommendation. We’ll tell you straight what needs replacing and what can stay. Call (361) 320-9467 to book an inspection.
We inspect the full system, not just the shingle layer. That includes the architectural shingle condition, the underlayment where visible, flashing at pipes, vents, chimneys, and walls, drip edge, gutter condition, ventilation intake and exhaust, and attic moisture. Architectural shingles on a Selma home still fail if the deck below is wet or the flashing at a valley is compromised. The shingle might look fine for another ten years while the roof leaks behind it. Call (361) 320-9467 for a full inspection.
Yes. We’ve inspected hundreds of Selma homes on narrow lots where the side yard is barely wide enough to walk. We use ladder standoffs against gutters and fascia, set up on the sidewalk or the street side when needed, and we coordinate with neighbors when access crosses a shared driveway. If a specific roof section can’t be safely reached, we document it in the report and offer options, including drone imaging for steep or inaccessible planes. Call (361) 320-9467 to schedule.
Written by Travis Oakley, Owner at Brennan Roofing, serving Selma under The Garrison Standard.