Metal Roof Inspection Types for Tallahassee Homes
Say which of these you need when you call. It decides what the inspector looks at hardest and what goes in the report.
Post-Storm Inspections
After high wind, the things to look for are lifted panel edges, loose ridge cap and rake trim, screws pulled up and dents from limbs. HomeGuide notes that strong winds loosen seams and fasteners even when nothing looks torn. A dated set of photos from this visit is what an insurance claim starts from.
Pre-Purchase Roof Checks
A general home inspection often looks at the roof only from the ground or the attic. A separate roof inspection gets someone on or over the panels. If the lender or insurer wants a roof certification, HomeGuide says it's issued only when the roof is leak-free with at least 2 to 5 years of useful life left.
- Inspection: $100 to $400 (HomeGuide)
- Certification letter: $75 to $200 more (HomeGuide)
Insurance Roof Inspections for Older Roofs
Florida law limits how far an insurer can lean on roof age. Under Fla. Stat. 627.7011, an insurer may not refuse to write or renew a homeowners policy only because the roof is less than 15 years old. Once a roof is 15 years or older, the insurer must let the homeowner get an inspection, at the homeowner's expense, before requiring a new roof. If that inspection shows 5 or more years of useful life left, the insurer can't refuse or drop the policy solely for roof age. Age counts from the last date the whole roof was built or replaced.
Citizens' sample Roof Inspection Form (RCF-1, March 2025) shows what insurers expect in that report:
- Who signs: a Florida-licensed roofing, general, building or residential contractor, building code inspector or home inspector
- What it records: covering material, roof age, remaining useful life, date of the last roofing permit, and visible damage including hail
- Photos: every roof slope, plus every deficiency noted
Metal counts as a hard roof in Citizens' 2023 roof rules, which allowed it 50 years before extra documentation, against 25 for shingles.
Annual Maintenance Visits
HomeGuide splits metal roof upkeep into two visits on different clocks. Neither is complicated; both are easy to skip until a stain shows up on the ceiling.
- Surface maintenance, every 12 to 18 months: clean off dirt and mildew, clear gutters, cut back limbs touching the roof, touch up scratches. $75 to $400.
- Structural maintenance, every 1 to 2 years: check and replace screws, reseal loose seams and penetrations, look for punctures. $225 to $1,200.
Debris, Pine Straw and Tree Clearance
Tree canopy covers 55% of Tallahassee, much of it oak and pine. On a metal roof, the trouble spots are valleys, the uphill side of chimneys and the eave behind a gutter, where pine straw packs into a wet mat that holds water against the panels and washers. Limbs resting on the roof scrub the finish every time the wind moves them.
Why Tallahassee homeowners call Tallahassee Metal Roof Co.
- Free referral, no charge to homeowners
- Your request reaches a single metal roofing contractor, not a list
- Ask for panel, gauge and Product Approval number in writing
- Free, no-obligation estimate from the roofer
What a Metal Roof Inspection Should Cover
Ask what the report will include before the visit. A useful one lists these items with photos.
Fasteners and washers
Backed-out, rusted or cracked ones, counted or marked on a plan.Seams and laps
Open laps, failed sealant, lifted standing seam clips.Flashing and trim
Chimney and wall flashing, ridge cap, rake and eave trim.Penetrations
Pipe boots, vents and skylight curbs.Attic side
Stains, wet decking or daylight showing through, where the attic can be reached.Repair estimate
HomeGuide notes some contractors price repairs in a separate quote; ask which you're getting.
Drones and infrared add cost. HomeGuide lists drone inspections at $100 to $450 and infrared scans, which find trapped moisture, at $400 to $600. A walk-on physical inspection runs $75 to $200.
After your call, the address and the reason for the inspection go to the roofer, who can set a visit. If the report is for an insurer, say so up front so the right form gets filled in.