Free Roof Inspection in Lakeway — We Actually Get on the Roof

What We Inspect on Lakeway Roofs (And What Others Miss)

Lakeway homes have tile, steep pitches, multi-material systems, and complex attic geometries. Each requires specific inspection expertise.

Is the roof inspection really free? What's the catch?

Yes, genuinely free. No obligation, no strings. We offer free inspections because it's how we meet Lakeway homeowners. If you need work, we hope you'll choose us. If your roof is fine—tile, shingles, metal, whatever—we'll tell you honestly and you owe us nothing. We've been doing this since 2008. Our reputation is worth more than one sale.

Can you properly inspect a tile roof?

Yes—and this is where many general inspectors fall short. Tile inspection requires specific expertise: assessing tile integrity vs. underlayment failure (two very different problems), checking for mortar-set vs. mechanical fastening, evaluating batten condition beneath the tiles, and identifying cracking patterns that indicate structural stress vs. age. We inspect tile roofs across Lakeway regularly and know exactly what to look for.

How do you inspect steep-pitch roofs safely?

With specialized safety equipment—steep-pitch harnesses, roof anchors, and non-slip equipment designed for 8:12 to 12:12+ pitches. We physically get on your roof, even the steep sections. Many inspectors use drones or binoculars on steep Lakeway roofs, which misses critical details: the condition of flashing at transitions, the state of underlayment visible at edges, tile fastening integrity, and granule loss patterns on shingles. We inspect with our hands and eyes, not from the ground.

My tile looks fine from the ground. Do I still need an inspection?

This is exactly why inspections matter on tile roofs. The tile itself is the weather shield—it can look perfect for decades. But the underlayment beneath it—the actual waterproofing layer—typically fails after 20-30 years. By the time you see leaks inside, the underlayment has been deteriorating for years and water damage to the deck may already be significant. If your Lakeway tile roof is 15+ years old, an inspection that assesses underlayment condition is worth your time.

I'm buying a Lakeway home with a tile roof. What should I know?

Tile roofs are Lakeway's biggest hidden variable in real estate transactions. The tile may have 30+ years of life left while the underlayment is at end-of-life—creating a $15,000-$25,000 underlayment replacement need that isn't visible from the surface. Or the tiles may be cracked beneath the visible layer in ways that signal a $30,000-$60,000 full replacement. At Lakeway's price points, this information can save or cost you tens of thousands in negotiations. Our pre-purchase inspection reports are detailed enough for negotiation leverage.

I'm selling my Lakeway home. Should I get an inspection first?

At Lakeway's price points ($500K-$2M+), absolutely. A roof issue discovered during the buyer's inspection gives you zero leverage—they'll demand a price reduction or credit that's typically inflated beyond the actual repair cost. Knowing your roof's condition before listing lets you either fix issues on your terms or price accordingly. For tile roofs especially, having documentation that shows the underlayment was recently assessed removes the biggest unknown for buyers.

How long does a Lakeway roof inspection take?

A thorough inspection on a Lakeway home takes 60-90 minutes—longer than production-home suburbs because of steep-pitch access time, multiple roof materials to evaluate, complex roofline geometries, and the critical tile underlayment assessment that requires careful examination. Inspectors who spend 15-20 minutes on a Lakeway roof aren't really inspecting—they're looking for an excuse to sell you something.

Do you provide a written report I can use for insurance?

Yes. Every inspection includes a detailed written report with photos of every finding. For insurance purposes, our reports include damage documentation, measurements, material identification (critical for tile cost estimates that adjusters often undervalue), and professional assessment. We can also meet with your adjuster on-site—which is especially valuable on tile roofs where adjusters unfamiliar with tile pricing often underestimate replacement costs.

Can you inspect my roof after a storm if I don't see obvious damage?

Yes, and you should. On tile roofs, hail can crack tiles in ways that aren't visible from the ground—hairline fractures that allow water intrusion over time. Wind can displace mortar-set tiles or loosen mechanical fasteners without anything looking wrong from below. On shingle roofs, hail bruising and wind-lifted tabs require hands-on inspection to detect. Given Lakeway's Lake Travis wind exposure, post-storm inspection is especially important for ridgeline and lakefront properties.

Another roofer said I need a full tile replacement. Can I get a second opinion?

Yes, and for tile roofs you absolutely should. Tile replacement is a $30,000-$60,000+ decision. Some roofers diagnose 'full replacement' when the actual issue is underlayment failure with sound tiles—a $15,000-$25,000 lift-and-relay job. Others may recommend shingle conversion when your HOA requires tile. We'll give you an honest assessment of what's actually needed and present all viable options with pricing.

Do you inspect multi-material roof systems?

Yes. Many Lakeway homes combine tile on primary slopes, metal on accent roofs, and flat roofing on low-slope sections. Each material requires different inspection criteria. We assess every material system on your roof, the transition details between them (often the most vulnerable points), and provide material-specific condition assessments in our report.

Will my HOA need to be involved if you find something?

Only if you need to change materials. If your inspection reveals that repairs or replacement-in-kind are needed, most Lakeway HOAs don't require review. But if the findings suggest a material change—tile to shingles, for example—architectural committee approval is required in Rough Hollow, The Hills, Flintrock Falls, Tuscan Village, and most other Lakeway communities. Our report includes material context so you understand the HOA implications of each recommendation.