A roof on Marco Island works harder than almost any roof in the country: intense UV, salt air, summer downpours, and the occasional hurricane. Most roof problems start small and stay invisible from the ground. Here’s why periodic inspection is worth it.

Normal wear adds up

Tile roofs can last decades, but the underlayment beneath the tile doesn’t, and that’s what actually keeps the water out. Shingle roofs in this climate often need replacement at 15–20 years. Metal roofs last longer but fasteners and sealants fail. Inspection catches slipped or cracked tiles, lifted shingles, deteriorated underlayment at the eaves, and failed sealant at vents and penetrations before they turn into leaks.

Damage you didn’t cause and damage you did

Wind lifts tiles and shingles; debris cracks them. Foot traffic from pressure washers, satellite installers, and holiday-light installers cracks tiles and breaks seals too. If anyone has been on the roof, it’s worth having it looked at.

Leaks you can’t see yet

By the time a stain appears on a ceiling, water has usually been getting in for a while. On a roof inspection we use infrared imaging from inside the attic and living space to find wet insulation and decking before there’s visible damage, and a moisture meter to confirm it.

Protecting your warranty

New roofs come with a workmanship warranty from the contractor (often one year) and a material warranty from the manufacturer. Installation errors — improper nailing, missing starter course, blocked vents, flashing that’s lapped the wrong way — may not leak immediately but can void the manufacturer’s warranty when they do. An independent inspection before the workmanship warranty expires gives you documentation to get those fixed by the installer. See our roof warranty inspection page.

Insurance

Insurers in Collier County care a great deal about roof age and condition. A documented roof inspection, and a current wind mitigation report, can affect both insurability and premium.

Coastal Home Inspectors is based in Fort Myers and serves Marco Island, Naples, and the rest of Collier and Lee counties. Request an inspection.