Roof Inspections in Elgin & Kane County
A roof inspection is the cheapest roofing work you'll ever buy. DFC Roofing's project managers have been walking roofs in Elgin, South Elgin and the Fox Valley since 1979, and a thorough look every year or two — and always after a hailstorm — catches the $300 flashing problem before it becomes the $3,000 ceiling problem. We inspect from the roof and the attic, not the driveway, and we tell you what we find in plain English with photos.
- 25-point roof, flashing, ventilation & attic inspection — $249, credited toward work
- Photos and a straight answer: repair, replace or leave it alone
- Storm, real estate and commercial maintenance inspections
- Licensed, bonded & insured · NRCA & CRCA member
Get a Free Estimate
Buying or selling a house, wondering about hail damage, or just haven't had anyone look at the roof in years? Tell us a little about the property and a DFC Roofing project manager will call you back to schedule an inspection.
- Two quick questions, name and phone — that's it.
- We call you back, usually the same business day.
- Family owned since 1979. Licensed • Bonded • Insured.
Prefer to talk? (630) 289-2224
Two Ways We Look at Your Roof
Free Estimate — $0
You have a specific problem or project — a leak, storm damage, a roof you're ready to replace. We look at it, photograph what we find and give you a written quote. No charge and no obligation.
25-Point Roof & Attic Inspection — $249
Every item on the checklist below, from the roof and the attic, with a photographed written report and a prioritized list of what needs attention now, what can wait and what's fine. For insurance files, buying or selling a home, or a roof you simply want documented. The $249 is credited in full toward any repair or replacement you hire DFC for within 90 days.
This is a roof and attic condition report by a licensed roofing contractor (IL license 104-004825), not a whole-home inspection. Want this every year? RAM Roof Care Club members get an annual maintenance visit and a dated service record, plus gutter cleaning and no service charge on repair calls with RAM Guard.
When to Get a Roof Inspection
- Your roof is 15+ years old. Asphalt roofs in northern Illinois usually last 20 to 30 years; the last third of that is when problems start.
- After hail or a big windstorm. Hail damage isn't always visible from the ground, and insurance claims are time-sensitive. See storm damage.
- You're buying or selling a home. Know what you're getting — or fix the small stuff before it costs you at the closing table.
- Your insurance company asked for one. Some carriers request a roof condition report on older homes at renewal.
- You see stains, granules or lifted shingles and want to know if it's a repair or a replacement.
- You own a commercial building and want a maintenance program instead of surprise leaks.
What We Check — Our 25-Point Roof Inspection
Every inspection covers the roof surface, every penetration and flashing, the edges and ventilation, and the attic when we can get to it. Here's the list:
Roof surface
- Shingle condition: curling, cracking, blistering, granule loss
- Missing, lifted or wind-creased shingles
- Hail bruising and impact marks
- Ridge cap and hip shingles
- Moss, algae and debris buildup
- Nail pops and exposed fasteners
- Sagging or uneven roof planes (decking problems)
Flashing & penetrations
- Chimney step and counter flashing, cricket and cap
- Skylight flashing and seals
- Wall and sidewall flashing where roof meets siding
- Pipe boots and plumbing vent flashings
- Exhaust vents, satellite mounts and other penetrations
- Valley construction and condition
Edges, ventilation & drainage
- Drip edge and eave condition
- Ice-and-water shield presence (visible at eaves/rakes)
- Ridge vent, box vents and intake (soffit) vents
- Gutter attachment, slope, seams and downspouts
- Fascia and soffit rot or damage
- Signs of ice damming
Attic & interior
- Decking stains, delamination or rot from below
- Daylight through the deck
- Insulation depth and wet spots
- Bath fans venting into the attic (a common leak imposter)
- Attic ventilation balance
- Ceiling and wall stains inside the home
REPORT & PHOTOS
You get photos of anything that matters, an explanation of what it means and what it would take to fix, and a written estimate if work is needed. If we find hail or wind damage that looks like an insurance claim, we document it the way an adjuster expects to see it. If the roof has years left, we'll say so — we've been in business since 1979 by telling people the truth, and we'd rather have your call in five years than sell you a roof you don't need today.
COMMERCIAL ROOF MAINTENANCE INSPECTIONS
Flat roofs don't fail all at once — they fail at a seam, a drain or a curb, and the leak sits in the insulation for months before it shows up on the ceiling. We inspect EPDM, TPO and modified bitumen roofs on industrial, retail, office, church, school and HOA buildings: membrane condition, seams and flashings, drains and scuppers, ponding, HVAC curbs, coping and edge metal, and interior evidence. Twice-a-year inspections with a short written report and photos are the most cost-effective thing a building owner or property manager can do to extend a roof's life and keep a manufacturer warranty in good standing. Learn more on our commercial roofing page.
Roof Inspection FAQ
Is a roof inspection free?
The estimate is free: if you have a specific problem or project, we look at it and give you a written quote at no charge. The full 25-point roof and attic inspection with a photographed written report is $249, and that $249 is credited in full toward any repair or replacement you hire DFC for within 90 days. Formal inspection reports for commercial buildings are quoted by building size.
How often should a roof be inspected in Illinois?
Once a year is a good rule for a shingle roof, plus after any significant hail or wind event. Roofs over 15 years old benefit from a spring or fall look every year. Commercial flat roofs should be inspected at least twice a year — spring and fall — and after major storms, and drains should be checked more often than that.
Do you inspect roofs for home buyers and sellers?
Yes. A general home inspector looks at the roof from the ground or a ladder; we get on it. Buyers use our inspection to understand what they're purchasing and negotiate repairs; sellers use it to fix small items before listing so the roof doesn't become a closing-table surprise. Real estate transactions move fast — tell us your deadline when you call.
Will you inspect for hail damage before I file an insurance claim?
That's one of the most useful things we do. A storm-damage look for a possible claim is part of our free estimate. We'll tell you honestly whether the damage looks like a claim or not, and if it does, we photograph and document it so you can decide with real information. See our storm damage page.
What do I get after the inspection?
A plain-English rundown of what we found, photos of anything that matters, and a written estimate if repair or replacement is needed. If the roof is fine, we'll tell you that too. If you asked for a formal report (real estate, insurance, commercial), you get it in writing.
Roof Inspection Service Area
We inspect roofs in Elgin, South Elgin, St. Charles, Geneva, Batavia, Bartlett, Schaumburg, Hoffman Estates and across Kane, Cook and DuPage counties. See all service areas.