Metal roofing
Architectural shingles
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Flat & low-slopeFree roof inspection with deck photos before we talk money - GAF and Owens Corning certified installation
Trusted Roof Inspection for San Francisco Homeowners
A Roof Inspection - San Francisco typically costs between $250 and $600 for a standard single-family home, and most inspections are completed in under an hour and a half. At Brennan Roofing Co San Francisco, Travis Oakley and his crew have inspected hundreds of roofs across the city, from the fog belt of the Sunset District to the sunnier slopes of Bernal Heights. If you’re buying, selling, or just want to know what’s going on up there, call (831) 318-8819 and we’ll put a written price in front of you before anyone climbs a ladder.
We’re part of the Garrison Partners family, founded in 2000, and we operate under The Garrison Standard. That means background-checked, uniformed technicians show up inside the promised window, the price goes on paper before any work starts, and every inspection report is written in plain English. No pushy sales pitch. No doom-and-gloom. Just an honest look at your roof.
Key Takeaways:
- Standard roof inspections in San Francisco run $250 – $600 depending on roof size and access difficulty.
- Every inspection includes a written report with photos and a plain-English summary.
- The 365-Day Done Right Promise covers any repair we recommend and perform for a full year, in writing.
- Call (831) 318-8819 for a free estimate on any repair that comes out of the inspection.
Roof Inspection Services
Roof Inspection Services from Brennan Roofing Co San Francisco cover the full condition of your roof system: shingles or tile, flashing, underlayment, decking, gutters, and drip edge. A standard residential inspection runs $250 – $450 in San Francisco, and the report you receive identifies what’s sound, what’s wearing, and what needs attention in the next one to three years. We don’t manufacture problems to pad an estimate. If your roof has five more good years in it, the report says so.
Pre-Purchase Inspection
Buying a home in Daly City or San Francisco is expensive enough without discovering a $15,000 roof replacement after closing. Our pre-purchase inspections document exact roof condition with dated photos, so you can negotiate from a position of knowledge. We’ve inspected roofs in Noe Valley, the Richmond, and the Excelsior where sellers claimed “recent roof work” that turned out to be cosmetic patch jobs.
Annual Maintenance Inspection
San Francisco’s marine layer and wind-driven rain mean small problems turn into leaks faster than most homeowners expect. An annual maintenance inspection catches lifted shingles, deteriorating sealant around vent boots, and clogged gutters before water gets inside. Most annual inspections fall in the $250 – $350 range and take about an hour.
What happens when you call
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A real person answersNo phone trees - you reach a local pro.
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You get an upfront price rangeHonest numbers before anyone is dispatched.
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A background-checked tech heads outLicensed & insured, dispatched right away.
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You approve before work beginsNothing starts until you say go.
Styles & brands we work with
Hail Damage Roof
Hail Damage Roof claims in San Francisco are rare compared to inland cities like Walnut Creek or Martinez, but when a storm drops hail on the city, the damage pattern is specific: circular bruising on shingles, cracked tiles, and dented flashing that isn’t visible from the ground. After any hail event, Brennan Roofing Co San Francisco can document the damage with close-up photos and a written assessment you can submit to your insurance carrier. An inspection after hail runs $250 – $400, and the documentation we provide holds up when adjusters ask for proof.
Insurance Documentation
Insurance companies want evidence, not descriptions. Our hail damage reports include dated photos of every affected area, measurements of impact points, and a professional opinion on repair versus replacement. We’ve walked San Francisco homeowners through plenty of claims, and a clear report from a licensed roofing contractor moves the process faster.
Hidden Hail Impact on Shingles
Hail doesn’t always tear a shingle off the roof. Often it loosens the granular surface, shortening the shingle’s life by years without any visible leak. Our inspectors check for granule loss in gutters, soft spots in the shingle mat, and impact marks that indicate the roof took a hit the naked eye won’t catch from the street.
Roof Estimate
A Roof Estimate from Brennan Roofing Co San Francisco is a line-item written price for the work your roof actually needs, nothing more and nothing less. The estimate is free, it’s delivered on paper before any work starts, and the number doesn’t move at the door. Whether the inspection turns up two cracked tiles in the Outer Sunset or a full replacement needed in Pacific Heights, you’ll know the exact scope and cost before you commit to anything.
Written, Line-Item Pricing
Our estimates break out materials, labor, and disposal separately. If your ridge cap needs replacing but your decking is sound, the estimate reflects that. You won’t get a vague “roof repair – $8,000” line. You’ll see exactly what you’re paying for and why.
No Change Orders Without Your Approval
If we open up a section of roof and find hidden rot beneath the shingles, we stop work and bring you to the ladder. You get the new number on paper and you decide before a single nail is pulled. That’s The Garrison Code, and it applies on every job, every time.
Free Roof Inspection
A Free Roof Inspection from Brennan Roofing Co San Francisco applies when our technicians are already on-site for a repair or replacement estimate and spot something else that warrants a closer look. In those cases, we document what we see at no charge so you have a complete picture of your roof’s condition. After a major storm, we also offer free storm checks for homeowners in San Francisco who suspect wind or water damage.
What’s Included in a Free Inspection
A free inspection covers the same surface: shingle condition, flashing, sealant around penetrations, gutter function, and visible decking from the attic side when accessible. You’ll get a verbal summary on the spot and a written summary if we recommend any work. No charge, no obligation, no pressure.
When a Free Inspection Makes Sense
If you see water staining on a ceiling, granules in your downspouts, or shingles in the yard after a wind event, call us. We’ll take a look, tell you honestly whether it’s an active leak or old staining, and give you a price for any repair we recommend. The look costs nothing. The peace of knowing costs nothing.
Roof Inspection Companies
Roof Inspection Companies in San Francisco run the full spectrum from one-truck operations to national franchises, and the difference is rarely the equipment. The difference is accountability: who shows up, what they actually check, and whether the report you get is honest or engineered to sell you a roof you don’t need. Brennan Roofing Co San Francisco is independently owned and operated, but we answer to The Garrison Standard, which means background-checked uniformed technicians, written pricing, and a one-year written guarantee on everything we touch.
What to Look For
A legitimate inspection company will give you photos of problem areas, not just a verbal run-down. They’ll walk you through the report in plain English. And they’ll be glad to have the homeowner watch from the ground as they work. If a company won’t let you see what they’re pointing at, find another company.
Why the Standard Matters
The Garrison Standard exists because roofers have burned too many homeowners with no-show appointments and moving prices. When you call Brennan Roofing Co San Francisco, a live person answers 24/7. When you book an inspection, the technician shows up in uniform, inside the window. And when you get a price, it’s in writing and it doesn’t change at the door.
Commercial Roof Inspection
A Commercial Roof Inspection - Berkeley and San Francisco covers flat and low-slope systems: built-up roofing, modified bitumen, TPO, and EPDM membranes. These inspections cost $450 – $900 depending on square footage and access requirements, and they include moisture scan recommendations, membrane condition mapping, and a maintenance plan with a 12-month outlook. Property managers and building owners in SoMa, the Mission, and the Financial District call us when they need documentation for a sale, a refinance, or an insurance renewal.
Built-Up and Flat Roof Systems
Flat roofs hold water, collect debris, and hide leaks under membrane layers that look fine from the top. Our commercial inspections check for ponding patterns, seam separation, blistering, and the condition of drain collars and parapet flashing. We can cut a test core when needed to confirm underlying substrate condition.
Documentation for Building Transactions
If you’re buying or selling a commercial property in San Francisco, your lender or buyer’s agent typically requires a roof condition report from a qualified contractor. We provide dated photo documentation, remaining useful life estimates, and itemized repair recommendations in a format property professionals can work with.
Brands We Service
We install and inspect roofing systems from GAF, CertainTeed, and Tamko, three of the most specified shingle lines in California. GAF’s Timberline series holds up well against the wet winters San Francisco delivers, and we’ve inspected enough GAF installs in the Sunset and Richmond districts to know exactly where their seal strips tend to fail after the first decade. CertainTeed’s CertiShake and Landmark lines are common on higher-end homes in the Marina and Pacific Heights, and we know those products’ wind ratings and installation requirements cold.
Tamko’s Heritage series is a frequent choice on the steeper roof pitches in the hills, and we can speak to how their granule retention performs after years of fog exposure. Whether you have one of these brands or something older the previous owner put on, we can help. The inspection doesn’t depend on the brand; it depends on the installer’s quality and the roof’s age, and we can tell you exactly what you have.
See the difference
Before
After
Before
After
Before
AfterSigns You Need a Pro Right Now
- Water staining on ceilings or walls. By the time a leak shows up inside, the roof has been letting water in for weeks or months. The staining may look old and dry, but water travels laterally before it pools, so the entry point is rarely directly above the stain.
- Granules in your gutters or downspouts. If you’re cleaning out what looks like coarse sand every few months, your shingles are shedding their protective surface. In San Francisco’s damp climate, exposed shingle mat absorbs moisture and fails years early.
- Daylight visible through the attic ceiling. Get into the attic on a sunny day and look up. If you can see pinpricks of light through the decking, water can get through the same gaps. This is a cheap diagnostic that doesn’t require anyone on the roof.
- Lifted, curled, or missing shingles after wind. The wind off the Pacific hits the Sunset and Richmond hard every winter. Shingles that lift at the edges let wind-driven rain underneath the overlapping courses, and the damage compounds with every storm cycle.
- Soft spots or sagging along the ridge or valleys. The decking under your shingles is plywood, and plywood rots when water reaches it. A soft section underfoot means the structural layer is compromised, and that repair involves more than new shingles.
Our Process, Step by Step
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Call and speak to a live person. Our phones are answered around the clock, no voicemail, no callback queue. You’ll tell us what you’re seeing, and we’ll schedule an inspection window that works for you. The technician shows up in uniform, inside that window.
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Exterior roof inspection. We walk the entire roof surface when it’s safe to do so, checking shingle condition, flashing at chimneys and walls, sealant at vents and pipes, and drip edge integrity. We carry a moisture meter for suspect areas and take dated photos of everything we find.
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Attic and interior inspection. If your home has accessible attic space, we go inside and check the underside of the decking for water staining, mold, and daylight penetration. This catches leaks that haven’t shown themselves on your ceiling yet.
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Written report and walk-through. You get a written summary with photos, plain-English descriptions of what’s wrong, and a priority rating: repair now, watch closely, or sound. We’ll walk the property with you and point at the actual areas in question.
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Written price for recommended work. If we recommend repairs, the estimate is on paper before we leave. The price is fixed, line-itemed, and backed by the 365-Day Done Right Promise. You decide when or whether to proceed. No follow-up calls pressuring you.
How Much Does Roof Inspection Cost in San Francisco?
A standard residential Roof Inspection in San Bruno or San Francisco runs $250 – $450 for most single-family homes under 3,000 square feet. Larger homes, steep-pitch roofs in neighborhoods like Diamond Heights or Twin Peaks, and homes with complex rooflines can run $450 – $600 because the inspection takes longer and requires more safety equipment. Commercial inspections start around $450 for a small retail space and can reach $900 for larger buildings with multiple roof levels.
What affects the price is access, pitch, and roof size. A walkable low-slope roof is faster to inspect than a 12/12 pitch that requires a fall-arrest harness. Multi-story Victorian homes in the Mission or Hayes Valley take longer than single-story ranch homes in the Outer Sunset. Our reports always use dated photos and plain English, and a repair estimate is free when we spot something that needs attention. The inspection cost is not credited toward repair work, but the report is yours to keep regardless. To avoid overpaying, get an inspection from a company that hands you a written report and invites you to watch from the ground. Run from anyone who “finds” a full replacement needed on a roof that wasn’t even leaking.
Our Service Area Near San Francisco
Brennan Roofing Co San Francisco serves the entire city from the Richmond and Sunset to Bayview, the Mission, and the hills. We also run Roof Inspection in Hayward and Roof Inspection in Berkeley for East Bay homeowners, and we cover Daly City, San Bruno, Burlingame, and Foster City on the Peninsula side. Travis Oakley grew up working roofs in this city, and the crew knows the microclimates: fog in the west, wind in the hills, and sun in the Mission. Call (831) 318-8819 and we’ll get you on the schedule for a time that works. For a quick overview of all our services, start at our home page.
Serving San Francisco, CA - Our Local Coverage Area
We’re based in the San Francisco area and know this community well. Use the map below to see our service coverage - if you’re nearby, we can almost certainly help.
Frequently Asked Questions About Roof Inspection in San Francisco
A roof inspection is a structured evaluation of your roof’s condition, covering shingles or tile, flashing, underlayment, decking, gutters, and drip edge. Our inspectors document everything with photos and give you a written report in plain English. The goal is to tell you what’s sound, what’s wearing, and what needs money spent on it in the next year or two.
A standard residential inspection in San Francisco takes 60 to 90 minutes. The time depends on roof size, pitch, and whether attic access is available. We’ll give you a specific window when you book, and the technician shows up inside that window. Commercial inspections on larger buildings may take two hours or more. Call (831) 318-8819 to schedule yours.
A standard single-family home inspection runs $250 – $450, and larger or steeper roofs run up to $600. Commercial properties start around $450 and go up based on square footage. The estimate for any repair we recommend is free, and the price goes on paper before any work starts. Call (831) 318-8819 for an exact quote.
Yes. We inspect and install GAF, CertainTeed, and Tamko systems regularly across San Francisco. Each brand has specific failure patterns we know how to spot early, from seal strip issues on GAF Timberline to granule retention on Tamko Heritage. The brand doesn’t change the inspection price. The report tells you exactly what you have and what condition it’s in.
We do. If water is actively entering your home, call (831) 318-8819 and a live person will answer, day or night. We’ll dispatch a technician to document the entry point and tarp the area if needed. Emergency inspections are priced at standard rates, and the repair estimate is written on paper before any work begins.
Every repair or installation we perform is backed by the 365-Day Done Right Promise: a written guarantee for one full year. If the repair fails within that period, we come back and make it right at no charge. The inspection report itself is yours permanently, and we stand behind the accuracy of what we document.
Clear any vehicles from the driveway or garage apron so we have ladder access, unlock any side gates, and if you have an attic, clear a path to the access panel. Let us know in advance if you have roof-mounted equipment, skylights, or solar panels. We handle the rest. Call (831) 318-8819 and we’ll walk you through it when you book.
Schedule Your Roof Inspection Service in San Francisco Today
Your roof is protecting everything under it, and the quiet problems are the expensive ones. Call Brennan Roofing Co San Francisco at (831) 318-8819 and get an honest inspection with a written report, no sales pressure, and a price on paper before any work starts. We answer the phone with a live person around the clock, and the estimate is free. Talk to Travis Oakley’s team today.
Written by Travis Oakley, Owner at Brennan Roofing Co San Francisco, serving San Francisco since 2000.