Roof Inspection in Detroit, MI

The roof is your home's first line of defense, and in Southeast Michigan it takes a beating — ice dams in winter, freeze-thaw cycles, summer heat, and wind-driven rain all shorten its life. A failing roof leads to leaks, attic mold, and structural rot, often long before you notice a stain on the ceiling. PPT Inspections performs thorough roof inspections across Detroit, Wayne, Oakland, and Macomb counties, telling you the roof's true condition, remaining life, and any signs of leaks or ice dam damage.

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✓ InterNACHI Certified ✓ NAFHAC Certified ✓ Serving Detroit Since 1994 ✓ Wayne · Oakland · Macomb

What a Roof Inspection Includes

A roof inspection is a detailed assessment of your roof covering, the components that keep water out, and the attic conditions that determine how long the roof will last. We inspect the roof from the ground, eaves, and — where safely accessible — the surface, plus the underside from inside the attic.

Shingles and Roof Covering

We evaluate the type, age, and condition of the roof covering, looking for curling, cupping, granule loss, cracking, missing shingles, and wind or hail damage. We also identify how many layers are present.

Flashing and Penetrations

Most roof leaks start at the flashing — around chimneys, valleys, vents, and skylights. We check these critical transition points where failures are most common.

Gutters and Drainage

We assess gutters, downspouts, and discharge for proper drainage. Clogged or failing gutters contribute directly to ice dams, fascia rot, and foundation water problems.

Attic and Ventilation

From inside the attic we look for leak staining, daylight, sagging decking, and adequate insulation and ventilation — the factors that drive ice dams and premature shingle failure in Michigan.

Roof Structure

We check for sagging ridgelines and rafters, and signs of past or active water intrusion that may indicate deck or framing damage.

Why Detroit Roofs Wear Out Faster

Southeast Michigan's climate is uniquely hard on roofing systems.

1

Ice Dams

Heat escaping through under-insulated attics melts roof snow that refreezes at the eaves, forcing water under the shingles — the leading cause of roof leaks in Michigan.

2

Freeze-Thaw Cycles

Repeated freezing and thawing cracks aging shingles and works water into every seam and flashing detail.

3

Summer Heat and UV

Hot Michigan summers bake shingles, accelerating granule loss and brittleness, especially on south- and west-facing slopes.

4

Wind and Storms

Severe storms lift and tear shingles and drive debris, creating entry points for water that often go unnoticed from the ground.

5

Poor Attic Ventilation

Many older Detroit-area homes have inadequate attic ventilation, trapping heat and moisture that cooks shingles from below and feeds ice dams.

When to Get a Roof Inspection

  • Before buying any home in Southeast Michigan
  • When the roof is more than 15 years old
  • After a major wind, hail, or ice storm
  • If you see ceiling stains or evidence of attic leaks
  • Before filing or after settling an insurance claim
  • When selling, to address roof concerns before listing
  • If you notice missing shingles or granules in the gutters

"In Michigan, the roof tells you a lot about the rest of the house. Ice dam staining at the eaves points to attic insulation and ventilation problems. Multiple shingle layers signal deferred maintenance. A few minutes in the attic often reveals more than walking the roof itself. We connect what's happening on top of the house to what's happening inside it."

Why Choose PPT Inspections

Local roofing knowledge and a complete picture, inside and out.

30+ Years in Southeast Michigan

We know how our climate ages roofs and what failures to expect by roof type and era.

Inside and Out

We pair the roof surface assessment with an attic evaluation to find leaks, ventilation issues, and ice dam damage.

Honest, Independent Reporting

We don't sell roofs — our only job is to tell you the truth about the roof's condition and remaining life.

Roof Inspection FAQ

Common questions about roof inspections in Detroit, Michigan.

Most asphalt shingle roofs in Southeast Michigan last about 15-25 years, but our harsh climate — freeze-thaw cycles, ice dams, summer heat, and wind — can shorten that significantly. A roof's remaining life depends on its material, installation quality, ventilation, and how many layers are present. We assess all of these and give you a realistic estimate of how much life is left.
Ice dams form when heat escaping through a poorly insulated attic melts snow on the roof, which then refreezes at the cold eaves. The ice backs water up under the shingles and into the home, causing leaks, rot, and mold. Ice dams are one of the most common sources of roof and ceiling damage in Michigan. We look for the staining and damage they cause and assess the attic insulation and ventilation that drive them.
Yes, and it matters. Michigan code generally allows up to two layers of asphalt shingles, but a second layer traps heat, hides the deck condition, and shortens roof life. A roof with two or more layers usually requires a full tear-off at replacement, which adds cost. We identify the number of layers and factor it into our assessment.
A roof evaluation is included in a standard home inspection. As a standalone service, a roof inspection typically runs $150 to $350 in Metro Detroit depending on the size, height, and pitch of the roof. Call (313) 399-7016 for a quote.
When the roof is safely walkable and the weather permits, we get on it for the closest look at shingles, flashing, and penetrations. When a roof is too steep, too high, wet, snow-covered, or fragile, we inspect from a ladder at the eaves, from the ground with binoculars, and from inside the attic for leaks and daylight. We always tell you exactly how the roof was evaluated.
Curling, cupping, or missing shingles, granules collecting in the gutters, cracked flashing, and daylight or staining in the attic are the common tells. Given Michigan's freeze-thaw cycles and ice-dam risk, roofs here often age faster than the shingle's rated lifespan. We document the roof's condition and give you a realistic sense of how much life is left so you can budget for replacement.

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Schedule a Roof Inspection in Detroit

Know your roof's true condition and remaining life before it costs you.

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