Free roof inspection in Leesburg photos included

We work from the ground, the ladder, the roof surface and the attic, in that order, and we skip nothing because the roof "looks fine from the driveway." A full inspection on a typical single-story Leesburg home takes about an hour.

• Shingles or metal panels. Granule loss, cracking, curling, blistering and lifted tabs on asphalt; backed-out screws, failed washers, open laps, rust and dents on metal; cracked or slipped pieces on tile.
• Flashing. Step flashing where the lanai roof meets the wall, counter-flashing at stucco, chimney and skylight curbs, kick-out flashing at the eave end of every wall run.
• Pipe boots and vents. Rubber boots that have split in the sun, off-ridge vents with rusted screens, turbine and gable vents, and whether the ridge vent is actually open underneath.
• Valleys and ridges. The two places water concentrates and wind pries.
• Soffit, fascia and drip edge. Rot at the lanai eave, missing or short drip edge, soffit panels pushed in by a past storm.
• Gutters and downspouts. Granule build-up (a sign of shingle wear), sagging runs, overflow stains on the fascia.
• Decking from the attic, where accessible. Daylight at penetrations, water stains on the underside of the plywood, delamination, rusted nail tips, mold on the rafters, and whether the insulation is blocking the soffit vents.
• Interior. Ceiling stains, especially around the garage, lanai and bathroom exhaust fans, and any drywall that has been painted over recently.

Everything gets photographed. If we find a problem we can fix on the spot, like a single split boot on a 2008 Arlington Ridge roof, we tell you the price before we touch it; most of the time we leave with photos and come back with a written estimate.

After the visit you receive a short written summary by email, with any estimate within 48 hours: the age and material of the roof as best we can tell, the condition of each slope, every defect we found with a photo and a location, our recommendation (monitor, repair, or replace), and a rough estimate of remaining service life in plain years. If a repair makes sense, the repair estimate is attached with line items. If replacement is the honest answer, we explain why in terms of the 25 percent rule and the condition we photographed, not in terms of age alone.

Three things the summary will never contain: a countdown offer, a claim that your insurer will do anything in particular, or a recommendation we cannot show you a photo of. We are a repair-first company. If your 2004 Legacy of Leesburg roof needs two boots and a valley reseal, that is what we will write, and the work carries a 2-year workmanship warranty on the repaired area.

Homeowners in Leesburg use "roof inspection" for three different documents, and only one of them is free. The free inspection is a contractor's condition assessment written for you. The 4-point and wind mitigation inspections are standardized forms written for your insurance company, and they are paid services on the main Pro Specialty Services site.

If a renewal letter asks for "a roof inspection," read it twice. Sometimes it means a roof condition certification with remaining-life language, which a licensed roofing contractor can provide; sometimes it means the 4-point form. We will tell you which one your letter is asking for before you pay for anything. Details on the paid inspections are on the main site's wind mitigation inspection page.

Royal Highlands (1,500 homes, 1999 to 2006), Highland Lakes (938 homes, 1990 to 1999), Legacy of Leesburg (from 1999) and the last phases of the Plantation at Leesburg (through 2008) were roofed in a single long run, so thousands of original shingle roofs in south Leesburg passed the 15-year mark within a few years of each other and are now 18 to 27 years old. That is why neighbors on the same street in Royal Highlands are comparing renewal letters. Here is the law behind the letters.

• F.S. 627.7011(5). An insurer may not refuse to write or renew a policy solely because of roof age if the roof is less than 15 years old. For a roof 15 years or older, the homeowner may obtain an inspection showing the roof has five or more years of useful life remaining, and the insurer may not then refuse solely on age. Licensed roofing contractors are among the inspectors the statute authorizes.
• Citizens Property Insurance. Shingle and other soft roofs older than 25 years, and tile, metal, slate or concrete roofs older than 50 years, need documentation of five or more years of remaining life on Citizens' roof inspection form (RCF-1, 03/25 revision). Citizens also requires a 4-point inspection on homes more than 20 years old.

What this means on the ground: a 2002 Royal Highlands roof in good condition can get a remaining-life inspection and stay insurable; a 1999 Highland Lakes roof with bare mats and brittle tabs probably cannot, and the honest path is replacement. Our free inspection tells you which case you are in before you spend money on a certification that would say "replace." We never promise what any carrier will decide.

The wind mitigation form changed on April 1, 2026. Inspections done on or after that date must use OIR-B1-1802 Rev. 04/26; the old Rev. 01/12 form is only accepted if it was completed within the five years before. Since a wind mitigation report is valid for five years, many Royal Highlands and Legacy of Leesburg owners whose last form dates from 2020 or 2021 will be asked for a new one at renewal, on the new form.

The form documents the features that matter in wind: the roof covering and its Florida Product Approval date, the roof deck attachment (nail size and spacing), the roof-to-wall connection (toe nails, clips or straps), the roof geometry (hip roofs score best, which favors the Plantation and Royal Highlands), the secondary water barrier, and opening protection on windows and doors. Florida law (F.S. 627.0629) requires insurers to give actuarially reasonable credits for the features it records. There is no official dollar figure for what a credit is worth, so we do not quote one; your carrier applies its own filed rates.

If you had a roof replaced after 2009, the deck was probably re-nailed and a secondary water barrier was installed, because the code required both. Those are the two items that most often change a wind mitigation score, and they are the ones a new roof from Pro Specialty Services is built to document. Our free inspection notes what we can see of each item from the attic; the formal paid inspection on the main site produces the signed form.

Milton put a gust of roughly 83 mph on Leesburg's airport on the night of October 9, 2024, with 8.89 inches of rain, and 285 structures in Lake County were damaged. Irma's 69 mph gust in 2017 came with more than 8 inches of rain. After events like those, a post-storm inspection is a different job from a condition inspection, and we treat it that way.

• Wind. Creased, lifted or missing shingles, usually starting at the eaves and rakes on the windward slopes; metal trim and ridge caps pulled; soffit panels blown in; tabs scattered in the yard.
• Hail. Lake County logged 103 hail reports between 1950 and 2020, with a May peak; recent stones include 1 inch at Okahumpka in March 2021 and 2.75 inches at Mascotte in April 2023. We look for bruised mats, granule knock-outs in a random pattern, dented soft metals on vents and gutters, and spatter marks on the AC cabinet.
• Lightning. Florida leads the country in lightning density, and the season runs late May to September. A strike can shatter tile, split a vent stack or scorch decking from the attic side.
• Trees and debris. Oak limbs in Scottish Highlands and Palmora Park, pine in the newer subdivisions, and whatever a neighbor's screen enclosure became.

We mark test squares, chalk every hit, photograph each slope with a direction label, and write a scope of the damage. If you choose to file a claim, we meet the adjuster on the roof with that documentation so nothing is missed. We are roofing contractors, not public adjusters: you decide whether to file, your carrier decides the outcome, and we do not interpret your policy. The storm damage page covers emergency tarping and what to do in the first 48 hours.

More than half of Leesburg's homes, 56.8 percent, were built before 1990. Scottish Highlands went up from 1983 to 1992 off Haines Creek Road, the site-built phases of Pennbrooke Fairways from 1980 to 2004, Palmora Park in the 1950s and 1960s, and Silver Lake from 1947 into the 1980s. These roofs have usually been replaced at least once, sometimes with a second layer laid over the first, and that is what we inspect for.

On a pre-1990 house we add a few checks: whether there are two layers (which forces a full tear-off at the next replacement), whether the decking is plank or plywood and how it was nailed, whether a 1990s re-roof ever got a permit, how the lanai or Florida room roof ties into the main roof, and whether a bathroom fan vents into the attic instead of outside. For a landlord with a 1978 ranch off CR 44, the summary doubles as a maintenance record you can hand to a property manager or a buyer.

Nine percent of the homes inside Leesburg city limits are mobile or manufactured, and the share is far higher in the 55+ parks along US 27 South and on the Lake Griffin side of 34788. We inspect those roofs as part of the same free visit: seam sealant condition on a metal roof, screws backing out, ponding on a flat roof-over, the state of any older coating, and the ceiling inside for the sag that signals a soaked insulation layer. Options from there range from a silicone recoat to a full roof-over, covered on the mobile home roofing page.

Site-built homes with metal roofs get a fastener-by-fastener look along the eaves and at every penetration, because a metal roof almost never fails as a panel; it fails at a screw. If yours is a candidate for resealing or recoating rather than replacement, the metal roofing page explains what that involves.

Roofs sink more Leesburg real-estate deals than kitchens do. A buyer's general home inspector flags "roof near end of life" from the driveway, the lender or the buyer's insurer asks for documentation, and suddenly a closing in a 55+ community is stalled over a question nobody has actually answered. A roofing contractor's inspection answers it with photos and years, not adjectives.

• Sellers. Get the free inspection before listing. If the roof has life left, the written summary goes in the disclosure packet and takes the roof off the negotiating table. If it does not, you can price the home accordingly or replace the roof and sell with a transferable 10-year workmanship warranty, which realtors in Royal Highlands and the Plantation know how to market.
• Buyers. Ask for a roofer's inspection during the contingency period, especially on a 1999 to 2006 home, so you know whether the insurance quote you were given will survive underwriting. We can also tell you whether a prior re-roof was permitted, which matters if the carrier asks for the permit date.
• Estate sales and relocations. Adult children handling a parent's Pennbrooke or Highland Lakes home from out of state get the same written summary by email and can authorize any repair remotely.

Most of what we find on a free inspection was preventable, and none of it requires climbing a ladder yourself.

• Trim the oaks and pines. Limbs scraping shingles wear the granules off in one season, and leaf litter in the valleys holds water against the mat. Keep branches well clear of the roof surface.
• Clean the gutters twice a year, once after the oaks drop in spring and once before the June rains. Overflowing gutters rot fascia and soffit faster than any storm.
• Skip the pressure washer. High-pressure cleaning strips granules and drives water under laps. Black algae streaks are cosmetic; if they bother you, a low-pressure wash with the right solution, or a zinc strip at the ridge, is the safe route.
• Watch who else is on your roof. Satellite installers, holiday-light hangers, solar crews and pest-control technicians drill and step where they should not. Ask for photos of any penetration they make, and call us if a new screw hole appears.
• Keep wildlife out. Squirrels, raccoons and rats chew soffit screens and ridge vents, and wasps nest under lifted tabs. A damaged screen is a ten-minute fix now and a wet attic later.
• Run the bathroom fans outside. A fan venting into the attic adds a bathtub of humidity a week to the underside of your deck, which shows up as mildew on the rafters at the next inspection.
• Look at your ceilings after every big storm. A faint tan ring around a can light is the earliest warning you will get.

An inspection every two or three years on a roof past 15, and once after any storm with gusts above about 50 mph (Leesburg's airport recorded 50-knot winds in June 2023 and May 2024 without a hurricane), catches the small items while they are still small.

Book on the contact page or call the number at the top of this page. We schedule inspections Monday through Friday and confirm within 48 hours. Someone should be home so we can get into the attic and look at ceilings, though the roof itself can be inspected while you are at work if you prefer. Dogs in the yard, a locked lanai or an attic hatch inside a closet are worth mentioning when you book.

Helpful but not required: the age of the roof if you know it, any renewal or cancellation letter from your insurer, past repair invoices, and photos of leaks when they were active. Pro Specialty Services is based at 3105 Kurt St in Eustis, about 25 minutes from Leesburg, licensed under CCC1335465, CCC1332012, CGC1538852 and CRC1332909, and has been inspecting roofs in Lake County since 2019. Our service area page lists every Leesburg community we cover, and our Google reviews are published verbatim.