Roof Inspection in Titusville, FL

The contract on the house in Country Club Estates says the roof is from 2003. The seller's disclosure says it has never leaked. The house was built in 1967, and your closing is in three weeks. This site connects you by phone with an independent local roofing contractor who inspects roofs in north Brevard County.

On the shingles, then under the deck

The contractor walks the roof where it can be walked safely and looks at the rest from a ladder or a drone. On shingle, they look for lifted tabs, granule loss on the south and east slopes, cracked pipe boots, and rust in the valleys. On metal, they check screw lines, panel laps, and the closures at the ridge and eave. On a flat section, they look at the seams and at where the water sits after a rain.

Then the attic. On a plank deck, daylight through the gaps, dark boards, and rusted nail tips tell the story the shingle does not. The report comes back with photos, an estimate of how many years the roof has left, and a list of what should be fixed now versus watched.

Which form the carrier or lender actually wants

Find the roof's install year. It is on the permit under the address at the City of Titusville or Brevard County permit portal, and it is often on the wind-mitigation form from the last time the house was insured. Pull the insurer letter if there is one and note which form they want: a 4-point, a wind mitigation, or a roof condition report. They are three different documents.

If you are buying, tell the contractor when the inspection contingency expires, so you have the report in hand while there is still time to negotiate. For a pre-season check, book it in April or May, before the first tropical wave and before every contractor in the county is on a tarp call.

Cracked boots, remaining life, and the flat section that is already done

On roofs under 12 years old, the findings are small: a cracked boot, a lifted tab, sealant gone at a vent. Those are repairs. On 1990s roofs over 1960s decks, the finding that matters is remaining life, and the answer is either a few more years in writing, or a replacement conversation that starts from documented facts. On flat Florida-room sections, the finding is usually that the section is past its life even when the pitched roof is not.

An inspection done after a named storm serves a different purpose. Its job is to draw a line between storm damage and the wear that predated it, because that line is exactly what the adjuster looks for. "The roof is sound" in writing has value all by itself when the carrier asks.

The 4-point, the 1802, and the roof condition report

Florida carriers use three forms, and a roof inspection may feed any of them. A 4-point inspection covers roof, electrical, plumbing, and HVAC, and is routine on homes over 30 years old, which is most of Titusville's older neighborhoods. A wind-mitigation inspection on the state's OIR-B1-1802 form records the covering, deck attachment, roof-to-wall connection, roof shape, and water barrier. A roof condition report is what a carrier asks for when it wants to know how much life is left, and since 2022 a report showing five or more years is what keeps a roof over 15 years old from being the reason a policy is not renewed.

The older the house, the more the inspection is about the deck. A contractor who has been inside north Brevard attics knows which streets were built with which boards, and what the two previous reroofs are likely to have left behind.

Booking the inspection before the deadline

Have the address, the year the house was built, the roof's install year if you know it, and the letter or contract that is driving the timing. Say which form the carrier or lender wants. Call (321) 490-0701.