Know what shape the roof is in

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A roof inspection answers one question: how much roof is left, and what is about to cost you. Around Portland that question comes up for three reasons: a sale, an insurance renewal, or a roof old enough that you stopped trusting it.

What does an inspection actually cover?

The surface (shingle condition, granule loss, moss and algae load), the flashings at every chimney, skylight, and wall joint, the pipe boots, the valleys, the gutters and fascia line, and the attic side, where daylight, moisture staining, and ventilation problems show first. You should get photos and a plain-language verdict, not a mystery score.

Why are insurers asking for inspections now?

Because moss. Portland carriers have been flagging and even non-renewing policies over moss-covered or visibly aged roofs. If your insurer sent a letter, the fix is usually a documented cleaning plus any real repairs, and an inspection is how you find out which one you actually need before the deadline runs.

Buying or selling?

For buyers, an inspection prices the roof into the deal instead of discovering it in year one. For sellers, a clean written condition report takes the roof off the negotiation table. Either way, the inspector should be a roofer who climbs it, not a checklist from the ground.

What does it lead to?

Usually nothing, which is the point of checking. When it does lead somewhere, you find out while moss treatment and a boot swap are still cheap, instead of after a December storm finds the weak spot.