A PRS roof inspection in Las Vegas is a full walk of the roof, every finding photographed and located on a plan, and a written report with condition ratings and a ranked list of what to do first. Residential, commercial and tile, across Las Vegas, Henderson, North Las Vegas, Summerlin and the rest of the valley.
Most people book one for a reason: a stain on a ceiling, a house going on the market, an insurer asking questions, or a roof old enough that guessing has stopped being comfortable. All four need the same thing first, which is an accurate account of what is actually up there.
What the desert does to a roof
Roofs fail differently here, and knowing how changes what an inspection should look at.
Heat and ultraviolet do the slow work. Over years they make membranes brittle, chalk the surface, shrink underlayment and harden sealants until they crack. None of it announces itself. A roof that has been quietly aging through ten summers can look serviceable from the ground and be close to the end.
Monsoon season does the fast work. Wind lifts edges and drives rain sideways into details that handle vertical rain perfectly well. Rain arrives faster than drains and scuppers can clear it, so water backs up and finds whatever is weakest.
And then the dry months return and everything dries out, which is why leaks here are often intermittent and hard to trace. A roof can leak heavily in August and show nothing in October.
What we look at
Drainage first. Where water goes, how quickly it leaves, and anywhere it sits. On a low slope roof in this climate that one question explains more damage than anything else.
Then the details. Flashings, valleys, penetrations, vents, skylights, and every junction with a wall or parapet. Roofs rarely fail in the open field. They fail where the roof stops and something else begins.
Then the field. The covering itself, for cracking, blistering, chalking, shrinkage, broken or slipped tile, and damage from people who have walked on it.
Then inside, when there is something to trace. Water travels along a deck before it appears, so the stain is rarely under the hole. An attic or ceiling inspection is how the two get connected.
What you get
A written report with the findings described plainly, each one photographed close up and placed on a plan, with a condition rating and an order of priority.
It is written so that someone else can act on it. A contractor should be able to quote the work from the report without going up again. A board should be able to read it without a roofer translating. An adjuster should be able to see what was found, where, and on what date.
We also tell you what not to do. A finding that is simply age, on a roof with years left, is worth knowing about and not worth spending money on this year.
What sets the price
Four things, and we will tell you which apply to your roof before you commit: the size and the number of separate roof areas, the covering, what the report has to support, and how the roof is reached.
A single storey house with one plane of asphalt shingle is the quick end. A property with three roofs of different ages, a tile section and a flat section over an addition, is not.
Where we work
Across the valley: Las Vegas, North Las Vegas, Henderson, Summerlin, Spring Valley, Paradise, Green Valley, Aliante and Boulder City, with Pahrump, Mesquite and Laughlin covered as well. The full list of areas we serve has the detail.
Before you book
Two things worth knowing.
If this is about insurance, the age and condition of your roof affects what a policy will pay, sometimes a great deal, and how roof age changes what an insurer will cover is worth reading before you file anything. A dated inspection from before a storm is far more useful than one taken afterward.
If the building is commercial rather than residential, the climate pressures are the same but the roof is not, and what the desert climate does to a roof here covers the commercial side.
Otherwise, tell us the address, roughly how old the roof is, what it is made of, and whether anything is leaking now. Most of the valley is a short drive, so scheduling is usually days rather than weeks.
Common questions
How much does a roof inspection cost in Las Vegas?
The price follows the roof rather than a list, so we quote once we know the basics: the size, how many separate roofs there are, what the covering is, and what you need the report to do. A tile roof takes longer to walk than a shingle one.
- Size and the number of separate roof areas
- Covering type, since tile and low slope membranes take longer
- What the report has to support: planning, a sale, an insurer or a certification
- How the roof is reached, and whether fall protection is needed
- Whether an attic or interior inspection is included
Ask any inspector what the fee includes before you book, specifically whether you get photographs, whether findings are located on a plan, and whether the report is written so another contractor could quote from it. A cheap inspection that produces a page of notes costs more in the end, because the next person has to go up again.
How long does a roof inspection take?
A straightforward single family roof is usually a matter of hours rather than a full day. A larger property, several roof areas of different ages, or a roof needing fall protection all add time, and so does tracing an active leak from inside.
- Walking the field is the quick part
- The details take the time: flashings, penetrations, valleys, skylights
- An active leak means interior access as well as the roof
- Tile has to be walked carefully to avoid breaking it
- The report is written afterward, not on the roof
You do not need to be there for the whole visit, though it helps to be available at the start so we know how the roof is reached, and again at the end so we can tell you what we saw while it is fresh. The written report follows afterward with the photographs, rather than being handed over at the door, because the part that takes the thought is putting the findings in order.
How often should a roof be inspected here?
Twice a year suits most roofs in this valley, plus a look after any serious storm. The reason is the climate rather than the calendar: heat and ultraviolet work on a roof all summer, and monsoon season delivers wind and water in short, hard bursts.
- Once before summer and once after is the usual pattern
- Add a visit after any storm with real wind or hail
- A roof over ten years old earns closer attention
- A roof with rooftop equipment needs the areas around it checked
- Keeping the dated reports builds a record an insurer will accept
The record matters more than most owners expect. A dated series of inspections with photographs is what separates storm damage from long term wear when a claim is assessed, and it is very hard to assemble after the event has already happened. One file, built up two visits a year, answers questions that are otherwise unanswerable, and it costs nothing beyond the inspections you were going to have anyway.
Do you inspect tile roofs?
Yes, and tile needs a different approach. The tile itself is often sound while the underlayment beneath it, which is the actual waterproofing, has aged out. Walking tile also has to be done carefully, because careless footfall breaks more tiles than weather does.
- The underlayment is what keeps water out, not the tile
- Broken and slipped tiles let ultraviolet reach the underlayment
- Valleys and flashings are the usual failure points
- Tile is walked on specific lines to avoid breakage
- A tile roof can look fine from the street and be failing underneath
This is the most common surprise on a tile roof in this valley. Owners judge the roof by the tiles, which last a very long time and look much the same for decades, while the layer actually doing the work underneath has a far shorter life and is invisible from the ground. An inspection that counts broken tiles and stops there has not told you the thing you needed to know.
Can I use the report for an insurance claim or a home sale?
Yes, that is exactly what it is written for. Every finding is located, photographed and dated, with the condition described plainly rather than argued, which is what both an insurance adjuster and a buyer's agent need in front of them. We document the roof and we write down what we found.
- Every finding is dated, located and photographed
- Conditions are described rather than argued
- The format suits a claim file, a disclosure or a lender
- A report from before the damage is more useful than one after
- We inspect and report; we do not handle claims
One limit worth stating plainly. We document the roof and give you the evidence. Filing, negotiating or settling an insurance claim on your behalf is public adjuster work, which is licensed, and we do not do it. If that is what you need, the licensing matters, and it is worth understanding what a public adjuster does before you hire one.