2003
Established in Scottsdale, backed by a roofing legacy that began in 1939.
93
5‑star Google reviews
from local families.
A+
Rated and Accredited by the Better Business Bureau
ARCA
Proud Members of ARCA and other leading roofing organizations.
AZ
Licensed, bonded, and insured in Arizona.
Why a Real Roof Inspection Matters in Arizona
Most homeowners don't think about their roof until it leaks. By the time water shows up on a bedroom ceiling, the underlying system has often been failing for months, sometimes years. A proper roof inspection catches those failures while they're still cheap to fix, and gives you documented evidence of the roof's condition for insurance, real estate, and warranty purposes.
Arizona's climate makes this even more important. UV degradation, thermal cycling, and monsoon wind exposure can shorten a roof's useful life by 30 to 40 percent compared to milder climates. A roof that would last 25 years in Ohio often needs meaningful attention at year 15 in Scottsdale. Regular inspections are how you catch the transition from 'fine' to 'about to fail' before you're mopping up your living room and calling emergency dispatch during a monsoon.
Proud Members of These Roofing Organizations
When to Get a Roof Inspection
Not every roof needs an inspection every year, but there are specific moments when one is worth the small investment:
Pre-purchase
Before closing on a home in Scottsdale, Paradise Valley, or anywhere in the Valley. Roof condition is one of the top three cost centers in a home's inspection report.
Pre-monsoon
Every May or June, ahead of the storm season. Catches the small failures that a monsoon microburst will turn into big ones.
After any significant monsoon, hail, or high-wind event. Documents damage while it's fresh and supports insurance claims.
Any tile roof over 15 years old, foam roof at year four or later, or flat roof over 10 years should be inspected annually.
Before selling
A clean roof inspection report is a selling asset. A surprise on the buyer's inspection is a price-negotiation problem.
Warranty documentation:
Most manufacturer warranties require periodic professional inspections to remain in force.
Solar work is one of the leading causes of new leaks on otherwise-healthy tile roofs in Scottsdale. Post-install inspection catches problems while the installer is still on the hook to fix them.
See what our clients say
Had our roof replaced by Mat and his team. First, Mat was incredibly patient with our overreaching and unreasonable HOA. He brought us multiple samples and did not ever complain or hesitate. Truth be told, I should pay him extra as a the...
What a pleasure it was to work with Behmer Roofing with our two roofing projects this past month. Replacing a roof is not something you do every day, nor is it something you really want to do...but the experience using Behmer was A++++...
From the first contact, via an actual (and accurate) quote I received in the mail, the process was smooth, friendly and fast! The price was significantly less than my neighbors have been paying so we moved ahead with the replacement of...
What a Behmer Roof Inspection Includes
Our inspections are performed by trained Behmer roofers: not sales reps, not commissioned inspectors, not third-party contractors. That distinction matters: our estimators know what to look for because they know what fails, and they know what fails because they've spent their careers fixing it.
- Full walk of the roof surface, including field, valleys, ridges, and all penetrations.
- Photo documentation of every area of concern, delivered with the written report.
- Underlayment condition assessment where visible at valleys, eaves, and roof edges.
- Flashing inspection at every wall intersection, chimney, vent stack, and skylight.
- Attic inspection where accessible: moisture, ventilation, and daylight-visible penetrations.
- Written report with prioritized findings: immediate concerns, near-term maintenance, and long-term watch items.
- Repair recommendations with rough cost ranges, so you can plan and budget.
- Time-of-inspection notes on roof age, remaining useful life estimate, and system-specific concerns.
The Reports We Deliver
You get a written report with photos, not a verbal debrief. Every finding is documented with a location, a photo, a severity rating, and a recommended course of action. That report is yours to use, for planning, for insurance, for a real estate transaction, or for handing to another contractor if you decide to work with someone else.
We never make our inspection reports contingent on hiring us for the work. That's how you know they're honest. If a roof is in great shape and doesn't need any repairs, our report says exactly that. If a roof needs $8,000 of work, our report says that too, and gives you the reasoning and the photos so you can verify it independently.
What Sets an Arizona Roof Inspection Apart
Roof inspection in Arizona is different from roof inspection in cooler, wetter climates, and a boilerplate national checklist misses most of what actually matters here. Our Scottsdale-area inspections focus on the failure modes we know from four generations on Arizona roofs: sealant aging from UV, underlayment breakdown under tile, foam blistering and pinholing, fastener back-out on metal panels, and flashing failures where thermal expansion pulls seams apart. We also document the roof's age relative to the underlayment life you can realistically expect in this climate, the underlayment is usually the limiting factor on a tile roof, not the tile itself.
Pre-Purchase Inspections for Home Buyers
One of the most valuable uses of a professional roof inspection is during a home purchase. Standard home inspectors are generalists. They know a little about roofing but not enough to tell you whether the underlayment on a 22-year-old tile roof is about to fail, or whether the recoat schedule on a foam roof was followed.
A Behmer pre-purchase inspection tells you exactly what you're inheriting. What's the remaining useful life of the current system? Are there existing failures that need immediate attention? Is there evidence of past repairs that were done poorly and are likely to leak again? What should you plan to budget for over the next five years?
Buyers use our reports two ways: to negotiate repairs or credits with the seller, and to plan their own maintenance and budget after closing. Either way, spending a few hundred dollars on a real roof inspection before closing on a home is one of the highest-return decisions in the entire buying process.
Why Homeowners Choose Behmer for Inspections
- In-house Behmer inspectors, not sales reps or commissioned third parties.
- Written, photo-documented reports you can use for insurance, real estate, and warranty purposes.
- Four generations of Arizona roofing experience: we know what fails and why.
- A+ BBB rating and 100+ 5-star Google reviews from Valley homeowners.
- Fully licensed, bonded, and insured: commercial and residential ROC licenses in good standing.
- No sales pressure. Inspections are inspections. Sales conversations happen only if you ask for one.
Frequently Asked Questions
How much does a roof inspection cost?
For most Scottsdale homeowners, a standard roof inspection with written report is provided at no cost when we're already assessing a specific concern (a leak, storm damage, or pre-repair scoping). For standalone inspections without an associated repair, pre-purchase, warranty documentation, annual maintenance. We quote a flat fee based on roof size and complexity. Call the office for current pricing.
How long does an inspection take?
Most single-family inspections take 45 to 90 minutes on-site, depending on roof size, access, and complexity. You'll typically have the written report within one to two business days.
Do you inspect roofs you didn't install?
Yes. In fact, most of the inspections we perform are on roofs installed by someone else. Our job is to tell you what's actually happening on your roof, regardless of who put it there.
Can you help with an insurance claim after a storm?
Yes. Post-storm inspections document damage while it's fresh, and our written reports include the photo evidence and specific findings that insurance adjusters need to process a claim. We can also meet the adjuster on-site if helpful.
How often should I inspect my roof?
Every roof over 10 years old benefits from an annual inspection, ideally pre-monsoon. Newer roofs can go two to three years between inspections. Any roof, at any age, should be inspected after a significant storm event.
Book Your Roof Inspection
Schedule a professional roof inspection with a Behmer roofer. You'll get an honest, written, photo-documented assessment of what's happening on your roof, and clear next steps if anything needs attention.