Metal roofing
Architectural shingles
Tile roofing
GAF
Owens Corning
Flat & low-slopeFree roof inspection with deck photos before we talk money - GAF and Owens Corning certified installation
Fast, Reliable Roof Inspection Across North Tustin
A roof inspection in North Tustin typically costs between $195 and $425, depending on the home’s size, roof type, and whether we’re documenting issues in writing for an insurance claim or real estate transaction. Most inspections take 60 to 90 minutes, and we walk the entire roof surface, not just the driveway. If you’re in Lemon Heights, Cowan Heights, or anywhere else in North Tustin, call (559) 258-5703 and a live person picks up.
We know what these hills do to roofs. The Santa Ana winds don’t read property lines. Original cedar shake from 1963 behaves differently than architectural shingles put on in 2015. Our Roof Inspection team has walked hundreds of these roofs and documented the same failure patterns year after year: deteriorated shake, lifted flashing at chimneys, missing drip edge, and decking rot hiding under what looks like a serviceable surface. You can’t see any of that from the street. We can.
Why Brennan Roofing Co Orange County Is North Tustin’s Preferred Roof Inspection Company
North Tustin isn’t a tract-home market. The homes here were built on real lots, many with custom floor plans, additions, and roof sections that don’t match each other. Some houses have three different roof types: original shake on the main gable, torch-down on a patio cover, tile on the garage. A roofer who only does one kind of roof won’t give you a straight answer on the whole house.
Travis Oakley runs our Orange County operation, and he built our inspection process around one rule: if it’s not on paper, it didn’t happen. Every inspection produces a written report with photos, measurements, and specific repair options. The price for that report is fixed before we arrive. It does not change at the door.
Every technician who steps onto a North Tustin roof is background-checked and in uniform. You know who’s up there. And every call goes to a live person, 24/7. No voicemail, no callback queue, no automated system. That matters when you’re buying a home in Cowan Heights and the inspection window is tight, or when a winter storm just tore through and you need an answer now.
Styles & brands we work with
Commercial Roof Inspection in North Tustin
Commercial roof inspection in North Tustin covers more than the roof surface. We check rooftop equipment penetrations, parapet walls, drainage paths, and the condition of low-slope membranes that most residential roofers never touch. North Tustin has a mix of small offices, medical buildings, churches, and retail spaces that all face the same two local enemies: UV degradation from hot, dry summers and wind uplift during Santa Ana events. A commercial inspection should answer one question: what fails first, and what does it cost to fix now?
Low-Slope and Membrane Roofs
Many North Tustin commercial buildings have torch-down or single-ply membranes on flat or low-slope sections. We walk these surfaces and check for membrane cracking at seams, ponded water, and failed patches around HVAC curbs. These issues get worse with every heat cycle, and a small split in October becomes a tenant complaint in January.
Penetrations and Parapet Walls
Commercial roofs fail most often at the things poking through them. Exhaust fans, conduit runs, gas lines, and skylights all need proper flashing and sealant. Parapet wall caps and coping joints are another weak point in North Tustin because the sun beats on them year-round and the wind tries to peel them loose every fall. We document each one with a photo and a condition note.
A commercial roof inspection in North Tustin runs $350 to $750 depending on roof size, access, and how many units or sections we’re evaluating. Quotes are line-item and written before we schedule. If you manage or own a commercial building in North Tustin, call (559) 258-5703 and we’ll tell you exactly what the inspection includes.
Roof Inspection Services in North Tustin
Roof inspection services in North Tustin cover the full spectrum: pre-purchase inspections for buyers, pre-listing for sellers, post-storm damage reports for insurance, and annual maintenance inspections for homeowners who want to catch problems before a downpour exposes them. We’re not selling a repair when we inspect; we’re writing down what we find, where we found it, and what it means. The decision is yours.
Pre-Purchase and Real Estate Inspections
If you’re buying a home in Cowan Heights or anywhere else in North Tustin, the general home inspector will usually check the roof from a ladder or the ground. That’s not enough. Our pre-purchase inspection walks the entire roof surface, pulls back sections where we suspect hidden damage, and gives you a written report you can take to the seller’s agent. We’ll tell you if the roof has five good years left or if it needs replacement next season. That changes the negotiation.
Storm and Santa Ana Wind Damage
After a Santa Ana event, some roof damage is obvious: curled shingles, cracked tile, debris on the deck. Most of it isn’t obvious. Wind can lift and reseat shingles without breaking them, leaving broken seal strips and small tears you can’t see from the ground or the eave ladder. We check for wind damage on every inspection, not just the post-storm callouts, because if it happened in October and you don’t find it until the February rains, insurance companies get skeptical.
A standard residential roof inspection in North Tustin costs $195 to $325 for most homes under 3,000 square feet. Larger custom homes with multiple roof sections or very steep pitches run $325 to $425. Every inspection includes a written report and photos. Call (559) 258-5703 for an exact quote.
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.
Trusted Brands We Service in North Tustin
We inspect roofs built with every major manufacturer on the market, and our repair work follows the standards those manufacturers require. On North Tustin homes we regularly work with Owens Corning architectural shingles, CertainTeed presidential shake, GAF timberline, and original or replacement cedar shake. For low-slope and tile sections, we inspect systems from IKO and Boral as well. Because we stock common sealants, flashing profiles, and underlayment locally, we can often move from inspection to repair quickly without waiting on special-order materials.
See the difference
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After
Before
After
Before
AfterCommon Roof Inspection Problems We See in North Tustin Homes
- Hidden decking rot under cedar shake. Shake roofs leak slowly for years. Water gets under the shake, sits on the underlayment, and rots the plywood or plank decking beneath. By the time you see a stain on the ceiling, the decking has often been failing for three or four seasons. We found exactly this on a Cowan Heights ranch built in 1963: original cedar shake with cracked shakes and lifted flashing at the chimney. We pulled back a section near the valley and the underlayment had disintegrated, exposing decking with water staining and soft spots. The report documented the failed drip edge and missing ice-and-water shield at the eaves, along with repair options to bring the penetrations and starter strip up to current wind-rated installation standards.
- Creased flashing at roof-to-wall transitions. Many 1970s custom builds in North Tustin have low-slope sections where the roof meets a wall or chimney. The flashing there ages faster than anywhere else on the roof, and a crease or split is only visible from the roof deck. Ground-level inspections miss these every time. We don’t.
- Wind-lifted architectural shingles after Santa Ana events. After a Santa Ana event, shingles can lift enough to break the seal strip but resettle before a homeowner notices. The next strong wind catches them and you lose the whole field. We check seal integrity from the roof surface on every inspection, not just after named storms.
- Original cedar shake roofs well past their lifespan. Cedar shake has a realistic service life of 25 to 30 years in Southern California’s sun. Many Lemon Heights and Cowan Heights homes still have their original shake from the 1950s through the 1980s. These roofs leak at valleys and penetrations during winter rainstorms and often hide decking damage underneath. A physical inspection is the only way to know what’s left.
Pricing for Roof Inspection in North Tustin, CA
Here’s what you should expect to pay for a roof inspection in North Tustin. Standard homes under 3,000 square feet: $195 to $325. Larger custom homes, steep pitches, or multi-section roofs: $325 to $425. Commercial properties: $350 to $750 depending on size and roof type. If you need a same-day inspection after a storm or before an offer deadline, call us and we’ll tell you honestly whether we can get there in time. Every price goes in writing before we send anyone out. No surprise charges at the door.
We don’t charge extra for photos, and we don’t charge extra for the report. The inspection fee covers everything: the walk, the photos, the written findings, and a conversation with Travis or one of our lead inspectors to walk you through what we found. Call (559) 258-5703 to schedule.
We Also Serve Cities Near North Tustin
Our crews work across Orange County, and we regularly inspect roofs in North Tustin, Santa Ana, Orange, and Costa Mesa. If you own a home or commercial building in any of these areas, the same Garrison Standard applies: written price first, background-checked uniformed technicians, and a one-year written guarantee on every repair. Call (559) 258-5703 with your address and we’ll schedule it.
Serving North Tustin, CA - Our Local Coverage Area
We’re based in the North Tustin area and know this community well. Use the map below to see our service coverage - if you’re nearby, we can almost certainly help.
FAQs About Roof Inspection in North Tustin
We walk shake roofs carefully, stepping only on the thicker butt ends of the shake and avoiding the thin, brittle tips that snap under weight. When we need to examine what’s underneath, we lift individual shakes with a flat bar just enough to see the underlayment and decking, then set them back in place. We don’t break shakes just to look under them, and we don’t recommend destructive testing unless you’ve already decided to replace the roof and we need to confirm decking condition for the bid. The inspection is designed to give you real answers without creating new leaks.
Yes. Every standard inspection includes a check for wind-related issues: broken seal strips, lifted shingles, missing fasteners, and flashing that’s been peeled or creased. Santa Ana winds are a seasonal fact of life in North Tustin, and the damage they cause often isn’t visible from the ground. If we find wind damage, we photograph it and include it in the written report with a repair recommendation. That documentation matters if you plan to file an insurance claim.
Low-slope sections get inspected differently than pitched roofs. We look for ponded water, surface cracking in the membrane, failed patches around penetrations, and rust at metal joints. On torch-down or built-up roofs we check seams and edges for delamination. On metal low-slope sections, we look for fastener gasket failures and rust at the panel overlaps. These sections are the first to leak when winter rains come because the water sits instead of running off. Call (559) 258-5703 and we’ll tell you what your specific roof needs.
Yes. A 1970s composite shingle roof is 50 years old, which is 20 to 25 years past its rated lifespan. We evaluate granule loss, shingle brittleness, mat exposure, nail pull-through, and whether the existing shingles can still seal to the ones above them. We also check the decking condition underneath. In almost every case, a 1970s roof is beyond repair and should be budgeted for replacement, but we’ll tell you if there are any sections still under warranty or any short-term patch that buys you a season or two. The report gives you the truth, and you decide what to do with it.
We schedule the inspection directly with the listing agent or seller, arrive in uniform, and walk the full roof surface. Within 24 hours you get a written report with photos and specific repair or replacement recommendations. If the roof needs work, we’ll quote it in writing so you can request a credit or price adjustment before closing. No verbal handwaves. No “we’ll get back to you next week.” North Tustin real estate moves fast, and we move with it. Call (559) 258-5703 and we’ll work around your offer deadline.
Written by Travis Oakley, Owner at Brennan Roofing Co Orange County, serving North Tustin and surrounding Orange County communities.