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
Trusted Roof Inspection for San Jose Homeowners
Our Roof Inspection in San Jose typically costs between $200 and $450 for a standard single-family home, with more involved inspections on larger or commercial properties running from $450 to $900. The inspection itself takes about an hour to ninety minutes on-site, and we can usually schedule it within a few days of your call. Our inspections are performed by uniformed, background-checked technicians who document everything in writing with photos so you can see exactly what’s happening above your head.
We’re Brennan Roofing Co San Jose, an independently owned and operated roofing contractor that works under the Garrison Standard. That’s our operating code: a written price before any work starts, technicians who show up inside the promised window, and a full-year written guarantee on every job. Travis Oakley leads our team, and he’s built this company on the idea that homeowners in San Jose deserve a roofer who picks up the phone and tells the truth. Call us at (669) 238-2101 and you’ll get a live person, not a voicemail inbox.
Between the wet winter months and the long dry stretches that bake shingles and flashing, roofs in San Jose take a beating. A disciplined Roof Inspection - Sunnyvale area homeowners can trust, from a contractor who has nothing to hide is the cheapest insurance you’ll ever buy on the biggest asset you own. Whether you’re buying a home, preparing for the rainy season, or you’ve spotted a stain on the ceiling, we’ll give you a straight answer and a written report.
Roof Inspection Services
Roof inspection services in San Jose cover the full condition of your roofing system: shingles or tile, underlayment, decking, flashing, drip edge, gutters, vents, and any penetrations like skylights or plumbing stacks. We look for active leaks, water intrusion stains, granule loss, cracked or curling shingles, rusted or lifted flashing, and signs of dry rot. We also check attic ventilation from inside when access is available, because a roof that can’t breathe will fail early.
What We Inspect
Every inspection follows the same checklist so nothing gets skipped. We walk the roof surface, check every valley and ridge, probe the flashing at walls and chimneys, inspect the drip edge along the eaves, and photograph anything that needs attention. Then we go into the attic or check the underside of the decking where possible. You get a written report with photos and plain-English notes on what’s urgent, what’s wearing, and what’s fine.
When to Schedule
The smartest time for a Saratoga Roof Inspection or one in San Jose is late summer or early fall, before the rainy season arrives. That gives you time to fix anything we find before water gets a chance to find it first. But we also inspect roofs after big storms, before a home purchase, and as part of an annual maintenance routine. If you’ve never had your roof looked at and it’s more than ten years old, schedule one now.
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 inspections are a specific kind of evaluation we do after a storm moves through San Jose, because hail doesn’t always leave damage you can see from the ground. The granules on an asphalt shingle take the hit, the bruise shows up under the surface, and water finds its way in years later if it’s not caught. Our hail inspections cost between $200 and $450 for a standard residential roof, and the report we give you is detailed enough to file with your insurance company.
How Hail Damages a Roof
When hail hits asphalt shingles, it can knock off ceramic granules and leave a softer spot underneath. That spot will burn hotter in the sun and absorb water faster in the rain. Cracked tiles or split shake are easier to spot from the ground, but the subtle granule loss on a common architectural shingle takes a trained eye. We document every hit with photographs and map out the affected areas.
Insurance Documentation
If we find hail damage, our written inspection report includes dated photographs and a clear summary of what we found, where it is, and what it will take to fix it. We’ve helped a lot of San Jose homeowners through insurance claims by giving them a straight, factual document. We won’t inflate the damage, and we won’t minimize it. We’ll just tell you exactly what the storm did to your roof and what we’d do to repair it.
Roof Estimate
A roof estimate from Brennan Roofing Co San Jose is a written line-item price you get before any work begins, and that number doesn’t move at the door. If the inspection turns up a problem that needs repair or replacement, we’ll give you the price on paper: materials, labor, disposal, permits, everything. You don’t have to call three contractors and decode three different bids to figure out what a new roof on your San Jose home should cost.
What’s in the Number
Every estimate we write includes the materials we’ll use, the scope of work described in plain English, any permit fees required by the City of San Jose, and the labor hours. Nothing hidden in a line. If we find something during the job that changes the scope, we stop and talk to you before we do anything. No surprise change orders, no “while we’re up here” additions.
No Pressure, Ever
We don’t use high-pressure sales. The estimate we give you is good for 30 days, and we respect that you might want to compare it. We’d rather earn your call back on our record than push you into a contract you’re unsure about. But we also know that once you see a written price next to a vague verbal one, the difference is obvious.
Free Roof Inspection
A free roof inspection in San Jose usually comes with a catch, and that catch is the reason we charge a small inspection fee when repairs aren’t part of the picture. The $200 to $450 we charge covers a real inspection: a technician on the roof with a camera, a written report, and no sales pitch. If we do the repair or replacement work, we credit that inspection fee toward the job. That’s the honest version of a free roof inspection.
Why We Charge What We Charge
An inspector who shows up for free has to make their money somewhere, and it’s usually by finding something to sell you whether it needs fixing or not. We’d rather be paid to give you the truth. The Garrison Standard says the price goes on paper before any work starts, and that includes the price of knowing what’s wrong. When you pay for an inspection, you’re buying information, not a sales appointment.
What You Get
Our inspection report includes dated photographs of everything we see, a written summary of each area of the roof, and a recommendation for what’s urgent, what’s watch-and-wait, and what’s fine. We’ll walk you through the report in person or on the phone. And if you move forward with us on repairs, we apply the inspection cost to the job.
Roof Inspection Companies
Roof inspection companies in San Jose range from one-man pickup operations to national franchises, and the difference is often how they handle accountability when something’s wrong. Brennan Roofing Co San Jose is independently owned and operated, part of the Garrison Partners family founded in 2000, and we’re held to a written standard that says if it’s not done right, we make it right, in writing, at no charge. The 365-Day Done Right Promise backs every repair and installation for a full year.
What Sets a Real Inspection Company Apart
The first thing to check is whether the company sends a background-checked, uniformed technician in a marked vehicle. You should know exactly who’s on your roof. The second is whether they give you a written report with photos or just a verbal summary. The third is whether their price is on paper before work begins. We do all three, and we’ve run this way in San Jose since day one.
Questions to Ask Before You Hire
Ask if the inspector is an employee or a subcontractor. Ask if the quote includes permits. Ask what happens if the repair fails in six months. Our answers: our technicians are our own people, background-checked and trained. Permits get pulled when the City of San Jose requires them. And if a repair fails within one year, we come back for free under the Done Right Promise.
Commercial Roof Inspection
Commercial roof inspections in San Jose cost between $450 and $900 for most buildings up to about 20,000 square feet, with larger or more complex buildings quoted after a site visit. Commercial inspections cover the same fundamentals as residential work, but with more attention to flat-roof drainage, ponding water, HVAC penetrations, and membrane seams. We inspect TPO, EPDM, modified bitumen, and metal commercial roofing systems.
Flat Roof Fundamentals
A flat commercial roof lives and dies by its drainage. Water that ponds after a rain will shorten the life of any membrane. We map the low spots, inspect the drain baskets and scuppers, and check the flashing at every curb and penetration. San Jose’s dry climate means a small leak can sit in the decking for months before anyone notices it inside. That’s exactly why a regular inspection matters.
Maintenance Planning
After we inspect a commercial roof, we’ll give you a written condition report with photographs and a prioritized list of what needs addressing. We’ll tell you what’s urgent, what can wait six months, and what will likely need replacing within five years. That kind of planning lets property managers budget for roof work instead of reacting to leaks. We’ve worked with property owners and managers throughout San Jose and the surrounding cities, including those who’ve used our Roof Inspection in Newark.
Brands We Service
We install and service roofing systems from GAF, CertainTeed, and Owens Corning, among others. Each manufacturer has its own installation specifications, and we follow them to the letter. When a GAF shingle needs replacing, we use materials matched to the manufacturer’s warranty requirements. When a CertainTeed system has a flashing issue at the valley, we know what that manufacturer requires for a watertight repair. We don’t mix and match materials and hope for the best.
We’ve worked extensively with Atlas and Tamko products as well, and we’ve seen how their shingles perform through San Jose’s long dry summers and cold winter rains. Whether you have a common architectural shingle from Owens Corning or a specialty product from Boral, we can inspect it, maintain it, and repair or replace it properly. If you don’t know what’s on your roof, that’s fine. We’ll identify it during the inspection and tell you what you’ve got.
See the difference
Before
After
Before
After
Before
AfterSigns You Need a Pro Right Now
- Stains or water spots on the ceiling. Water doesn’t always travel straight down from the leak. A stain in one bedroom might trace back to flashing on the other side of the house. By the time you see it indoors, the decking underneath may already be saturated.
- Granules in the gutters. If you’re cleaning out the gutters and finding gritty bits of shingle material, that’s the roof shedding its protective layer. Some granule loss is normal in the first year. After that, it’s a sign the shingles are aging out or took storm damage.
- Curling or lifting shingles. A shingle that’s curling at the corners or lifting at the lap line is one wind event away from tearing off. Once a section is gone, water gets under the underlayment and starts on the decking. This is a repair that gets more expensive every week it waits.
- Daylight visible in the attic. If you can see sunlight coming through the underside of the roof decking, that’s not just a pinprick hole. It means the decking has a gap or crack that’s wide enough for light and absolutely wide enough for water. Get it looked at.
- Roof age and no maintenance history. Most asphalt shingle roofs in San Jose last 18 to 25 years. If yours is in that window and you’ve never had an inspection, there’s a decent chance water is already finding paths you can’t see. An inspection costs less than a new decking repair.
Our Process, Step by Step
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Schedule your call at (669) 238-2101. A live person answers, day or night. We’ll ask basic details: the age of the roof, the type of building, anything you’ve noticed from the ground, and when you need it done. We’ll give you a window and the name of the technician who’ll show up.
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On-site inspection. Your technician arrives in uniform, introduces themselves, and walks the property perimeter first. Then it’s up on the roof. We use a moisture meter on suspect areas, check the attic from inside if accessible, and photograph everything that matters. If we find something, we’ll show you the photo right there.
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Written report and plain-English walkthrough. After the inspection, you get the report in writing. We’ll explain what we found, what it means, what’s urgent, and what can wait. If a repair or replacement is needed, we’ll write the price before any work begins and hand it to you.
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You decide. No pressure. If the report says everything’s fine, you know you’re set for the season. If it shows work that needs doing and you want us to do it, we’ll schedule it and confirm the written price. If you want to get another quote, the report is yours to keep.
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Work performed under the Done Right Promise. Every repair or installation we do is covered in writing for one full year. If something fails within that period, we return and fix it at no charge. That’s the Garrison Standard: it’s not done until it’s done right, and we put that in writing.
How Much Does Roof Inspection Cost in San Jose?
A standard residential roof inspection in San Jose runs $200 to $450. Most single-family homes fall in that range. Larger properties, steep-pitch roofs, tile or slate, and homes with multiple roof sections tend to be at the higher end. We charge around $450 to $900 for commercial buildings depending on square footage and complexity.
Several things affect the price. The first is accessibility: a ranch house with a gentle pitch is faster to walk than a three-story home with a 12/12 steep pitch. The second is roof type: tile and slate take more care to walk safely, and that takes more time. The third is what you need the report for: standard maintenance inspection versus pre-purchase documentation versus insurance-claim support. None of these change our guarantee, but they can change the hours involved.
How do you avoid overpaying? Know what you’re getting before you book. We’ll tell you the inspection price on the phone, before the technician ever leaves our yard. The report itself is included: photos, findings, recommendations. There’s no upsell hiding at the end. And if you have us do repair work afterward, we credit the inspection fee toward the job. Call (669) 238-2101 for an exact quote, and you’ll have a written price before any work starts.
| Inspection Type | Typical Cost Range | What It Includes |
|---|---|---|
| Standard Residential | $200 – $450 | Full roof walk, attic check, written report with photos |
| Pre-Purchase | $250 – $450 | Standard inspection plus detailed documentation for escrow |
| Storm / Hail Damage | $200 – $450 | Damage mapping, insurance-ready documentation |
| Commercial (up to 20k sq ft) | $450 – $900 | Flat-roof inspection, drainage evaluation, maintenance plan |
| Tile or Slate Roofs | $300 – $500 | Specialized walk, individual tile inspection, report |
Our Service Area Near San Jose
Brennan Roofing Co San Jose is headquartered in San Jose and we cover the surrounding communities without extra travel fees. Our technicians regularly work in Roof Inspection in Sunnyvale, Cupertino, Campbell, and Roof Inspection in Redwood City to the north and west. We also serve Morgan Hill, Saratoga, Los Altos, Alum Rock, Union City, Newark, Stanford, East Foothills, and Palo Alto. Our typical scheduling window runs one to three days for inspections. For a full service area, check our home page.
Serving San Jose, CA - Our Local Coverage Area
We’re based in the San Jose 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 Jose
A roof inspection is a full condition evaluation of your roofing system: shingles or tile, underlayment, decking, flashing, drip edge, gutters, vents, and any roof penetrations. We document everything with photographs and give you a written report with recommendations. It’s how you find small problems before they become expensive leaks.
A standard residential inspection takes about 60 to 90 minutes on-site, depending on roof size, pitch, and accessibility. Commercial inspections can run two to three hours. We’ll give you a specific window when you schedule, and your technician arrives inside that window.
A standard residential roof inspection in San Jose runs $200 to $450. Commercial inspections range from $450 to $900 depending on the building. We credit the inspection fee toward any repair or replacement work you hire us to do. Call (669) 238-2101 for a written quote.
Yes. We work with GAF, CertainTeed, Owens Corning, Atlas, Tamko, IKO, and Boral roofing systems. If you know what’s on your roof, tell us when you call. If you don’t, we’ll identify it during the inspection and follow that manufacturer’s specifications for any recommended work.
If you have an active leak or storm damage, call (669) 238-2101 and a live person will answer, day or night. We’ll get a technician to your property as quickly as we can and document the damage for immediate mitigation and insurance purposes. Emergency response is prioritized for active leaks.
The 365-Day Done Right Promise covers every repair and installation in writing for one full year. If a repair fails within that period, we return and fix it at no charge. That’s a written guarantee, not a verbal promise, and it’s the same standard on every job we do in San Jose.
You don’t need to do anything before we arrive. Keep pets inside so we can move around the property safely, and if you have attic access, clear a path to it if you can. Other than that, we’ll take it from there. We’ll need to access your roof from the exterior, and your technician will introduce themselves when they arrive.
Schedule Your Roof Inspection Service in San Jose Today
If you want a straight answer about the condition of your roof, call (669) 238-2101. We’ll give you a written price for the inspection before we ever step on your property, and the report you get afterward will tell you exactly what’s going on up there. No sales pressure, no inflated damage, just the facts and a written guarantee behind them. Call today and we’ll get you scheduled.
Written by Travis Oakley, Owner at Brennan Roofing Co San Jose, serving San Jose since 2000.