Roof Inspection in Lubbock, TX

A roof inspection is a close look at the covering, flashing, vents, gutters and attic that ends in a written report with photos. In Lubbock the usual reasons to book one are a recent hail or wind storm, a leak, buying or selling a house, or deciding whether an older roof needs repair or replacement. This Old House's April 2026 guide puts the average inspection at $331 nationally, with most between $125 and $571. Some roofers inspect for free when they hope to quote the work, so ask up front what you are getting.

When to get one

• After a big storm. Hail bruises can be invisible from the yard, and wind can break the seal under shingles without tearing them off. The haboob of 17 October 2011 brought gusts up to 75 mph across the Caprock, according to the National Weather Service.
• Before you file an insurance claim. A report with dated photos gives you a record of the roof's condition. This Old House notes that insurers generally expect a professional inspection on hail claims.
• When you see a leak or stain. An inspection traces the source before anyone sells you a fix. See roof leak repair.
• When buying or selling. A general home inspection may not go onto the roof. A roof-specific report can matter for negotiation.
• Every few years as routine. TDI suggests hiring a roof inspector every few years to catch problems early, and notes that insurers inspect roofs when you apply for coverage and may charge more or decline based on what they see.

What a thorough inspection covers

A good Lubbock report covers three areas:

• The covering. Shingles for bruising, cracks, missing tabs, curling and granule loss; metal panels for dents, loose fasteners and seam problems; tile for cracks.
• Flashing and penetrations. Step flashing at walls, chimney and skylight flashing, kick-out flashing where a roof edge meets a wall, pipe boots, vents and valleys.
• Structure and attic. Sagging or uneven planes, soffit and fascia, gutters, attic ventilation, and the underside of the decking for water stains, rot or mold.

On a house with a mix of roofs, such as a shingle main roof with a metal or flat porch, the report should cover each section and say which areas couldn't be reached.

Types of inspection

• Walk-on physical inspection. The inspector uses a ladder and walks the roof where it is safe. This Old House says this usually falls within the average price range.
• Drone inspection. Useful on steep or fragile roofs, and it may cost more. A drone can't feel a soft deck or lift a shingle, so it is a supplement, not a full substitute.
• Infrared inspection. Thermal imaging finds trapped moisture under the surface. This Old House puts it at about $400–$600 nationally, the most expensive option.

What you can check from the ground

Stay off the roof: an inspector has the gear and training for that. From the yard and inside the house, note:

• shingle pieces, granules or debris in gutters and at downspouts;
• dents on gutters, vents, AC units or outdoor furniture after hail;
• ceiling stains, peeling paint near the roofline, or damp spots;
• light or damp insulation visible from the attic hatch, if you can look in without climbing in.

Bring that list, plus any old invoices or warranty papers, to the inspection.

What a useful report includes

• the roof covering identified by type, and its age if known;
• photos labelled by slope or elevation, with each finding marked;
• each finding sorted as needs repair now, monitor, or no action;
• a note of any area that couldn't be inspected and why;
• a recommendation (repair, replace, or nothing yet) with the reason;
• the inspector's name and the date.

Keep the report even if you hire a different company for the work. It is the baseline you compare repair and roof replacement quotes against.

Free inspections

Free inspections are common after storms and can be fine. Just remember the person inspecting is often the person selling. A report that lists every slope, photos and the areas not checked is harder to bend than a verbal "you need a new roof." For storm-season warning signs, see our storm-chaser guide, and for post-storm checks, our hail and wind inspection guide.

Common questions

How much does a roof inspection cost in Lubbock?

We don't have a verified Lubbock figure. This Old House's April 2026 guide puts the national average at $331, with most between $125 and $571, and infrared inspections at $400–$600.

How often should a roof be inspected?

This Old House says experts generally recommend a professional inspection once a year, plus a check after major storms. TDI suggests hiring a roof inspector every few years.

How long does an inspection take?

It depends on the roof's size, pitch and how much attic access there is. Ask the inspector when you book.

Does a home inspection include the roof?

A general home inspector looks at the roof, but may not walk it or check every detail. For an older roof or a recent storm, a roof-specific inspection gives a fuller picture.

Sources: This Old House on roof inspections, TDI on roof replacement, NWS Lubbock, 17 October 2011 haboob.

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