Stone Canyon Roof Inspection, Bixby

The home inspector on the deal had noted 'roof appears to be in good condition' — standard boilerplate. The buyer's realtor recommended a roofing-specific inspection before the option period expired. They called us with three days to spare.

Stone Canyon is mostly newer construction, but newer doesn't mean defect-free. Some of the larger 2018-era builds in Stone Canyon were finished quickly and we routinely find install issues on homes less than ten years old.

Three notable issues. First, the south valley had no ice-and-water shield visible at the eave — felt only. Second, the ridge cap nails on the rear ridge were over-driven and had cracked the cap shingles in 11 spots. Third, the chimney flashing was reverse-lapped — counter-flashing tucked under the step flashing rather than over it. All three were latent install defects that would shorten roof life by 7–10 years.

Documented every issue with photos and a written report. Repair cost estimate: $2,800–$3,600 depending on whether the homeowner wanted us to also rebuild the ice-and-water shield along the eaves.

Buyer presented the report during the option-period renegotiation. Seller agreed to $4,200 off the purchase price — enough to cover the repairs with margin. We later did the corrective work for the new homeowner about three months after closing.