Roof Inspection in Sandy, 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

The widest spread in the valley. West of State Street it is straightforward asphalt; on the east bench, tile, heavy profiles, and snow-load detailing move the number substantially.

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"

The east side of Sandy is where we see the highest concentration of tile and heavy-profile roofs in the valley, along with a lot of homes carrying real snow load. West of State Street the stock is mostly asphalt shingle and the conversation is usually about age, not material.

Homes above about 5,000 feet on the Sandy bench sit directly in the path of canyon winds off Little Cottonwood, and they hold snow noticeably longer than homes on the valley floor.

Housing here is a wide spread — 1970s and 80s ranches and split-entries in the west, larger custom homes on the east bench toward Bell Canyon and Granite. We work throughout Historic Sandy, Alta View, Willow Creek, Granite, and the rest of Sandy — including everything near America First Field.

ZIP codes we serve in Sandy: 84070, 84092, 84093, 84094.

We work throughout Sandy — Historic Sandy, Alta View, Willow Creek, Granite, Bell Canyon, the Pepperwood area, the 9400 South corridor — and everything around America First Field, the mouth of Little Cottonwood Canyon, the 10600 South corridor. Sandy has roughly 95,000 residents and sits in Salt Lake County.

Homes above about 5,000 feet on the Sandy bench sit directly in the path of canyon winds off Little Cottonwood, and they hold snow noticeably longer than homes on the valley floor.