Richmond Hill’s 1 Rated Roof Inspection Company

A professional roof inspection in Richmond Hill costs $375-$625 depending on your home’s size and roof complexity. That inspection typically takes 90-120 minutes and includes attic ventilation checks, moisture detection, photo documentation, and a detailed report that tells you exactly what needs attention now versus what can wait.

Last April, after that surprise ice storm hit Richmond Hill, I climbed onto a two-storey colonial off Bayview Hill near the new library. The homeowners called because their neighbor mentioned some lifted shingles near the chimney. What I found: 23 puncture marks from ice pellets across the north slope that you couldn’t see from the ground, compromised underlayment in two sections, and early signs of moisture penetration in the attic decking. None of it visible from the driveway. All of it enough to void their manufacturer’s warranty if left undocumented. The repair cost them $1,840. Waiting another year would’ve meant full decking replacement at $8,500-plus once interior water damage started.

That’s the problem with roofs in Richmond Hill-the damage that matters most happens where you can’t see it, and by the time it shows up as a ceiling stain in your master bedroom, you’re not dealing with a roof problem anymore. You’re dealing with insulation replacement, drywall repair, and potential mold remediation.

What a Real Roof Inspection Actually Covers

When I show up for an inspection, I’m not just walking around on your roof for an hour. I’m looking at your roof as a complete system-surface, structure, ventilation, and drainage all working together or failing together.

The exterior inspection covers every shingle, flashing detail, and penetration point. I check for: granule loss patterns that signal aging, thermal cracking around chimneys and vents, starter strip adhesion along eaves, valley metal condition, and any signs of impact damage from hail, falling branches, or debris. On those older bungalows near Weldrick and Yonge, I always pay extra attention to the step flashing where the roof meets brick sidewalls-that’s where 60% of leak calls originate on homes built before 1995.

Inside your attic, I’m looking for what most homeowners never see: moisture stains on decking, inadequate or blocked ventilation, insulation displacement, and early wood rot. I use a moisture meter to get actual readings, not guesses. On newer builds in Jefferson Forest, I frequently find builder-grade ventilation that barely meets code but doesn’t account for our freeze-thaw cycles. That shows up as frost accumulation on nail tips in January and unexplained attic moisture by March.

The structural assessment includes truss condition, decking integrity, and unusual sagging or deflection patterns. I document everything with photos marked with measurements and specific locations, so you’re not trying to remember where “that problem area near the back” actually was when you’re talking to contractors six months later.

When Richmond Hill Homeowners Actually Need Inspections

You need a professional inspection in five specific situations, and the storm damage scenario is just one of them.

After any significant weather event-and in Richmond Hill, that means ice storms, high winds over 80 km/h, or hail larger than pea-sized. Even if you don’t see obvious damage, impacts can compromise shingle integrity in ways that take months to manifest as leaks. I inspected 47 roofs in the three weeks following that May 2023 windstorm, and 31 of them had damage the homeowners didn’t know existed. Most insurance claims require documentation within 12 months of the event, so waiting isn’t just risky-it can cost you coverage.

Before you list your house for sale, because buyers’ home inspectors will find every issue and use it for negotiation leverage. A pre-listing inspection lets you address problems on your timeline and budget, not during the rushed week before closing when you have zero negotiating power. Last fall, a seller on Elgin Mills discovered $3,200 in flashing repairs during my inspection. She handled it upfront, priced accordingly, and avoided a last-minute $8,000 price reduction when the buyer’s inspector found the same issues plus the moisture damage that had developed in the meantime.

When your roof hits 12-15 years old, regardless of whether you see problems. Asphalt shingles in our climate have a functional lifespan of 18-25 years depending on ventilation, attic insulation, and exposure. That mid-life inspection catches small issues-failing sealant strips, beginning granule loss, minor flashing deterioration-while they’re still $400 repairs instead of $4,000 emergencies.

If you’re seeing any interior signs-ceiling stains, musty attic odors, ice damming in winter, or unexplained increases in heating costs. These are symptoms of roof system failures that are already costing you money. The inspection identifies the actual source, which is often not where the interior damage appears. Water travels along rafters and decking before it drips into your living space.

After any roof work by another contractor, especially if it was a repair rather than full replacement. I’ve found incomplete repairs, mismatched shingles that void warranties, and improperly installed flashing on about 20% of the “repair jobs” I inspect afterward. A post-work inspection costs $325-$425 and confirms you actually got what you paid for.

The Difference Between Home Inspections and Roofing Inspections

Here’s something that surprises homeowners: the roof inspection you got when you bought your house probably missed 60-70% of what I look for during a specialized roofing inspection.

General home inspectors spend 15-20 minutes on the roof as part of a 3-4 hour whole-house inspection. They’re generalists checking for obvious problems. I spend 90-120 minutes focused exclusively on your roof system, with specialized tools and 19 years of knowing exactly where Richmond Hill roofs fail first. Home inspectors often don’t enter tight attic spaces, don’t use moisture meters, and rarely check ventilation calculations against current building code. They’ll catch a missing shingle or obvious flashing damage, but they’ll miss the subtle granule loss pattern that means you’ve got 18 months before leaks start, or the inadequate ventilation that’s cutting your shingle lifespan by 30%.

I’m not criticizing home inspectors-they’re doing a different job. But if you’re trying to make a $12,000-$18,000 decision about whether to replace your roof or ride it out another few years, you need data and analysis from someone who only does roofs.

What You Actually Get from Golden Roofing Inspections

My inspection report runs 12-18 pages with photos, measurements, and specific recommendations prioritized by urgency and cost impact.

You get dated, labeled photos of every concern area with measurements and reference points. Not just “damaged flashing” but “west chimney step flashing separation, 8 inches above roofline on south side, moisture present on adjacent decking.” You get moisture meter readings from attic decking in multiple zones. You get ventilation calculations showing actual vs. required airflow based on your attic square footage. You get remaining lifespan estimates for your shingles based on granule retention, sealant condition, and current degradation rate.

The recommendations section separates immediate concerns (active leaks, structural issues, missing components) from preventive maintenance (resealing penetrations, cleaning valleys, monitoring specific areas) from future planning items (components approaching end of useful life). Each item includes realistic cost ranges based on current Richmond Hill pricing, so you can budget and prioritize.

For insurance claims, I provide documentation that meets adjuster requirements-storm damage gets marked with date, probable cause, and extent of affected area. I’ve worked with every major insurer operating in York Region, and I know exactly what they need to process claims without endless back-and-forth.

Common Issues I Find on Richmond Hill Roofs

After almost two decades on local roofs, I see the same problems repeatedly-not because roofers are doing poor work, but because our specific climate and housing stock create predictable failure points.

Ventilation inadequacy on cathedral ceilings and complex rooflines. Those beautiful vaulted great rooms in newer homes often have ventilation that looks fine but doesn’t move enough air. The result: summer heat builds up and literally bakes your shingles from underneath, cutting their lifespan by 5-7 years. In winter, that same poor ventilation traps moisture, leading to frost, condensation, and eventually decking rot. I find this on probably 40% of homes built after 2005 with complex architectural features.

Flashing failures at wall intersections and chimneys. This is where most leaks originate, and it’s where I see the most shortcuts and deterioration. Step flashing should integrate with both wall and roof, sealed properly but not caulked solid (it needs to move slightly as materials expand and contract). I routinely find flashing that was never installed correctly in the first place, or 20-year-old sealant that’s completely failed but the homeowner has no idea because everything looks fine from the ground.

Ice dam damage on north-facing slopes. Richmond Hill gets the perfect storm of conditions for ice dams-freezing temperatures, significant snowfall, and heating systems that warm attic spaces just enough to create melt-freeze cycles. The damage isn’t always the obvious lifted shingles. It’s the water that backs up under shingles during thaw periods, saturating underlayment and decking. By the time you see the water spot on your ceiling, the decking has been wet-dry cycling for months.

Granule loss acceleration in high-exposure areas. South and west-facing slopes get hammered by UV and weather in our climate. Shingles on those slopes age 30-40% faster than north and east exposures on the same roof. I can look at granule retention patterns and tell you which slopes will fail first and approximately when you’ll need replacement-usually years before you’d notice problems from inside the house.

How Storm Damage Inspections Work Differently

After significant weather events, I’m looking for specific damage patterns and documenting everything with insurance requirements in mind from the start.

Hail damage shows up as circular impact marks with exposed asphalt or mat fibers, often in random patterns across the roof. Wind damage typically affects edges, ridges, and high-exposure areas where shingles lift or tear. Ice storm damage creates puncture marks and surface cracks that compromise waterproofing even when shingles remain attached. The key is distinguishing new storm damage from existing wear-insurance adjusters know the difference, and your claim depends on clear documentation.

I photograph every damaged shingle with a reference point and measurement. I document the total affected area as percentage of roof surface. I note damage patterns that indicate specific weather events-this matters because insurance coverage depends on dating the damage accurately. If you had wind damage in May but don’t file until October after discovering a leak, you need documentation showing when the actual damage occurred.

Storm damage inspections need to happen quickly-within days of the event if possible, definitely within 2-3 weeks. Weather continues happening, and you need to establish that Damage A came from Storm Event B, not from normal wear or some other cause.

Why Roof Age Doesn’t Tell the Whole Story

I inspected two roofs last month, both installed in 2009, both on similar two-storey homes within half a kilometer of each other in the Westbrook community.

The first roof: shingles showing moderate granule loss, some minor edge curling, functional lifespan of 4-6 years remaining. The second roof: significant granule loss, widespread sealant failure, early decking deterioration in two areas, functional lifespan of 12-18 months maximum before replacement becomes urgent.

Same age, same material, similar exposure. The difference? Ventilation and attic insulation. The first house had proper soffit and ridge ventilation with 16 inches of blown insulation in the attic. The second had blocked soffit vents and 8 inches of settling insulation. That second roof spent 14 years cooking in summer heat and trapping moisture in winter, aging at nearly double the normal rate.

This is why “my roof is X years old” doesn’t tell me much until I actually look at it. The calendar matters less than the conditions that roof has lived through and how well the entire system-not just the shingles-has been maintained.

Getting Your Inspection Scheduled

We schedule inspections year-round in Richmond Hill, though spring and fall are our busiest seasons. After major storms, expect 7-10 day lead times as everyone with a roof suddenly wants inspections simultaneously. During normal periods, we typically book within 3-5 business days.

The inspection itself takes 90-120 minutes depending on roof complexity and size. I need access to your attic-through a hatch, pull-down stairs, or whatever access point your home has. If your attic isn’t accessible or hasn’t been entered in years, mention that when scheduling so we can plan accordingly. I bring my own ladder equipment for roof access, but I need someone home to let me in for the attic portion.

You’ll get the detailed report within 48-72 hours of the inspection, sent digitally with all photos embedded and organized by roof section. If we find urgent issues-active leaks, structural concerns, major storm damage-I’ll walk you through those immediately while still onsite, so you’re not waiting days to learn about critical problems.

The report remains valid for insurance purposes, real estate transactions, and contractor bids for 6-12 months depending on how it’s being used. After that, conditions change enough that updated documentation becomes necessary.

You can reach Golden Roofing directly to schedule your Richmond Hill roof inspection. We’ve been serving this area since 2006, and we’ve probably inspected roofs on your street or in your subdivision-we know these homes, this weather, and exactly what to look for when other people miss the details that matter.