Roof Inspection in Cottonwood Heights, UT

If an inspection report does not touch most of this, it was a sales visit with a ladder.

• Shingle condition by slope — granule loss, curling, cupping, exposed mat, and blistering, noted per plane rather than as a single overall grade
• All flashing: walls, chimneys, skylights, and every penetration, with attention to whether it is original or was reused at a previous reroof
• Valleys — debris, wear-through, and whether they were cut or woven
• Pipe boots and vent collars, which crack before almost anything else
• Ridge and hip cap condition and fastening
• Fasteners — nail pops, back-out, and evidence of underdriven or overdriven nails
• Eaves, drip edge, fascia, and gutters, including evidence of past ice damming
• Attic, where accessible: daylight, active or historic moisture staining, insulation condition, and whether intake and exhaust ventilation are actually balanced
• Decking feel underfoot — soft spots and deflection between rafters
• Any prior repair work and whether it was done correctly

Steep pitches plus genuine snow load. Extended ice-and-water shield coverage at the eaves is standard here rather than optional, and it is a real line item.

That range assumes a complete tear-off, synthetic underlayment, ice-and-water shield at the eaves and valleys, new flashing, and ridge ventilation. A quote materially below it is usually missing one of those, not finding a cheaper shingle.

• Before selling, so a buyer’s inspector does not surface something that turns into a price negotiation you did not control.
• Any time you see an interior stain, however small.
• Every three to five years once the roof is past 15 years old.
• When your insurer asks for a roof condition report at renewal, which is becoming more common.
• After any wind event over about 50 mph, or any hail. Damage is often invisible from the ground and insurance claim windows are limited.
• Before buying a home, especially one with a roof over 15 years old. The general home inspection typically does not include walking the roof.

• Dated photographs of everything we flagged, taken on your roof, not stock images
• A written condition report by slope, not a single overall grade
• A realistic remaining-life estimate in years
• A prioritized list — what is urgent, what to watch, and what can wait several years
• Repair pricing where a repair is warranted, and a replacement estimate only where one is genuinely justified
• No obligation, no same-day pricing pressure, no "this price is only good today"

Cottonwood Heights homes carry real snow load and sit right where canyon wind exits Big Cottonwood. Ice-and-water shield at the eaves is not an upsell in this city — it is the difference between a dry ceiling and a February insurance claim.

Snow depth here regularly exceeds the valley floor by a wide margin, and freeze-thaw cycling at the eaves is the single most common source of interior water damage we are called out for.

Housing here is 1970s and 80s two-story and split-level homes, many with steep pitches and shake-look profiles, plus larger homes near the canyon mouth. We work throughout the Fort Union area, the Big Cottonwood Canyon mouth, the Bengal Boulevard area, the Union Park corridor, and the rest of Cottonwood Heights — including everything near the mouth of Big Cottonwood Canyon.

ZIP codes we serve in Cottonwood Heights: 84047, 84093, 84121.

We work throughout Cottonwood Heights — the Fort Union area, the Big Cottonwood Canyon mouth, the Bengal Boulevard area, the Union Park corridor — and everything around the mouth of Big Cottonwood Canyon, Fort Union Boulevard, Butler Middle area. Cottonwood Heights has roughly 33,000 residents and sits in Salt Lake County.

Snow depth here regularly exceeds the valley floor by a wide margin, and freeze-thaw cycling at the eaves is the single most common source of interior water damage we are called out for.