A Four Point Roof Inspection looks at decking, covering, flashing and drainage on homes across Orlando. In our humid subtropical climate with frequent afternoon thunderstorms, water gets under lifted shingles fast and rots the deck in spots like Mills 50 and College Park. We mark every damaged area with photos and note if the roof meets current Orange County permit rules.
Cheap crews often skip the flashing check around vents and skylights. That mistake shows up after one bad storm when leaks start at the Orange County Courthouse area or near Lake Eola Park. We use a moisture meter on every suspect spot and list exact shingle brands like GAF Timberline that need full replacement versus spot repair.
Older homes in Thornton Park and Ivanhoe Village usually have 20-year shingles that fail early from constant heat and rain. We measure remaining life in years, not guesses, and flag any decking that feels soft underfoot. Permits are required for any work that touches more than 25 percent of the roof in Orange County.
Common Failure Points
We see the same issues repeat on Baldwin Park and Winter Park roofs. Valleys clog first, then step flashing pulls loose. Afternoon storms push water under both spots before the owner notices.
Four Point Roof Inspection Services We Offer
✓Same Day Four Point Roof Inspection
We arrive within four hours and email the full report before 5pm for homes in Downtown Orlando.
✓Four Point Inspection Before Home Sale
Required paperwork for closing on houses in Winter Park, delivered same day with photos.
✓Urgent Four Point Roof Check After Storm
24/7 service for storm damage calls in Orange County, report ready in two hours.
✓Commercial Four Point Roof Inspection
Covers flat sections and drainage on small commercial buildings near Dr. Phillips Center.
✓Four Point Inspection for Insurance Claim
Detailed photos and measurements that match Orange County code for claim files.
Four Point Roof Inspection Cost in Orlando, FL
| Service | Typical Range | What Affects It |
|---|---|---|
| Four Point Roof Inspection single family home | $275–$450 | Size and roof pitch change the price |
| Four Point Inspection after storm damage | $325–$500 | Extra time for water entry checks |
| Four Point Inspection commercial building | $450–$750 | Flat roof sections and access add cost |
| Four Point Inspection before sale | $300–$475 | Includes photos needed for closing |
| Free estimate over the phone | Free | Call Mon-Sat 7am-7pm or 24/7 for emergencies |
Ranges are typical for Orlando, FL and confirmed with an exact written quote before any work starts.
How it works
- 1
Schedule and arrive
Book by phone or at 1271 La Quinta Dr. We show up within four hours for most Orlando zip codes.
- 2
Walk and measure
Check all four points, mark soft spots, and note shingle condition in 45 minutes on a typical house.
- 3
Write the report
List every defect with photos and code notes, then email the PDF same day.
- 4
Review findings
Call you to explain what needs fixing now versus what can wait, no pressure.
Pricing
Most Orlando homes fall in the $275 to $450 range.