The truth about your roof, in writing, free
Every job we do starts the same way: an estimator on your roof within 48 hours of your form submission, and an itemized written report in your email shortly after. No sales calls, no pressure, no one asking when your whole leadership team can be in a room. Just the actual condition of your roof, documented, with photographs and core samples to back it up. This page explains exactly what the assessment includes, what the report covers, and why we give away work this useful for free. If you searched for a commercial roof inspection in the Chicago area, this is that, done by people who install roofs for a living.
What happens on the roof
- The walk. An estimator covers the entire roof on foot, not a drone flyover and not a look from the parking lot. Every seam run, every flashing, every curb, every parapet, every drain.
- Measurement. Full dimensions, penetration count, edge metal footage, drain locations. The numbers an honest itemized bid gets built from.
- Photographs. Documented conditions with locations noted: seam wear, flashing fatigue, ponding areas, membrane damage, previous patch history. You get the photos whether or not you ever hire us. They’re also the kind of documentation insurance carriers want when storm damage is in question.
- Core samples. Where the roof’s history or condition raises questions, we cut a small plug down to the deck and patch it immediately. The core tells us the layer count, the insulation type, and whether that insulation is wet. It’s the difference between knowing your roof and guessing at it. No core, no honest replacement price. It’s that simple.
- The drainage check. Drains, scuppers, and slope get evaluated, because a shocking amount of “roof failure” in this region is really drainage failure that took the roof down with it.
What the emailed report covers
Within days, not weeks, you get an itemized document you can actually use:
- The roof’s current condition, plainly stated, with the photos and core findings attached.
- Remaining service life in honest terms. If your roof has five good years left, the report says so, and we go away until it doesn’t.
- Whether your roof is a recover candidate or a tear-off, with the layer count and moisture evidence that make the call.
- If replacement is warranted: an itemized scope with system options across TPO, EPDM, and modified bitumen, the insulation plan code will require, schedule, and manufacturer system warranty terms. We install Carlisle, GAF, and GenFlex systems, and the scope names exactly what you’d be getting.
The report is written to be forwarded. Property managers send it to ownership. Facilities directors attach it to capital requests. Boards read it aloud in meetings. That’s by design: your roof decision usually isn’t yours alone, and a document argues better than a memory of a conversation.
Why we give it away
Fair question, and the answer isn’t charity. First, the assessment is how we build estimates. We can’t price a roof honestly without walking it, measuring it, and coring it, so the work happens either way; we just decided you should get the findings in writing instead of a number scribbled on a business card. Second, we only sell installation and full replacement. No repair crew, no patch upsell. So when the report says your roof is fine for now, we have nothing to gain by saying otherwise, and when it says replacement, the evidence is attached. Honest reports are cheap marketing. The building owners of Chicagoland talk to each other, and we’ve been here 20-plus years because the reports hold up.
Who books an assessment, and when
Not just owners staring at a leak. Property managers in Elmhurst and Lombard book them ahead of budget season to get real numbers into capital plans. Buyers doing due diligence on industrial buildings in Bolingbrook book them before closing, because a roof at end of life changes a negotiation. Facilities teams book them after hailstorms and wind events to document conditions while the timeline is fresh. And plenty of owners book them simply because a roofer left a scary quote on the door and they want a second opinion with evidence attached. All of those are good reasons. The assessment is the same thorough process regardless.
What it costs you
Nothing, and we’ll keep the explanation of the catch short: there isn’t one. No obligation, no follow-up call campaign, no salesman in your lobby on a Tuesday. You get the walk, the photos, the cores, and the written report by email. If the roof needs work, the itemized scope is in the same email and it stands on its own. If it doesn’t, keep the report for your files; it’s a useful baseline the next time weather or a tenant complaint raises a question.
When to book it
Any season works, and each has its logic. Spring assessments catch what winter did while there’s a full construction season ahead to fix it. Fall assessments tell you whether the roof can take another winter or needs help before the freeze. After any major wind or hail event, book immediately, because documented conditions with dates behind them are what carry an insurance conversation. And if you’re seeing stains on ceiling tiles right now, don’t wait for a convenient season. Water damage compounds while you schedule around it.
Get on the schedule
Fill out the form below. An estimator will be on your roof within 48 hours, and the report follows by email. That’s the whole process. No phone tag required, ever.
Book Your Free 48-Hour Roof Assessment
On-site roof assessment within 48 hours. Itemized scope by email.
Licensed • Insured • 20+ Years of Commercial Roofing
Frequently Asked Questions
Is the roof assessment really free, even if I don't hire you?
Yes. The walk, the measurements, the photos, the core samples, and the written report cost you nothing and come with no obligation. The assessment is how we build honest estimates anyway, so the work happens regardless. Plenty of owners use the report for budgeting, insurance documentation, or a second opinion, and some don't need a roof for years. That's fine with us.
How is this different from a roof inspection I'd pay a consultant for?
A paid consultant's inspection and our free assessment cover similar ground: condition, moisture, remaining life, documentation. The difference is that ours ends in an itemized, priced scope you can act on, and a consultant's ends in an invoice. We're straight about the trade-off: we install roofs, so we're not neutral. But every finding in our report comes with photos and cores you can verify or show anyone.
Do I need to be on site during the assessment?
We need roof access arranged, and that's about it. Many assessments happen while the owner is nowhere near the building; we coordinate access with your on-site contact, do the work from the roof, and everything we find goes into the emailed report with photos. If you or your facilities lead want to walk it with the estimator, you're welcome up there, and it's often worth the hour.
Get a Free Commercial Roof Assessment: Free Inspection Within 48 Hours Estimate
Every estimate is free, on-site, and itemized. Most site walks within 48 business hours.