What it is and why it works
A home goes under contract. The inspector writes "roof near end of service life" or "recommend evaluation by a licensed roofer." Now the buyer, the seller, and two realtors all need an answer, and the inspection period may only be a week or two long. Most roofers call back in a few days. Some never call back.
You want to be the roofer who picks up the phone, gets on the roof fast, and sends back photos and a one-page condition letter everyone can read. That letter helps the deal move: the parties can agree on a repair, a price credit, or a replacement. You are not selling to one homeowner. You are building a relationship with people who run into roof questions again and again.
Cost: coffee, some office visits, and a few inspections you do for free while you earn their trust. Your honesty is the whole product. If a realtor ever thinks you inflated a finding, they stop calling.
Who to contact
| Who | Who to ask for | Why them |
|---|---|---|
| Real estate brokerages | Managing broker, office manager, busy listing agents | Listing agents want repairs done before the listing; buyer agents need answers fast |
| Home inspectors | Owner of small inspection companies | They flag roofs every week and get asked "who should I call?" |
| Real estate teams | Team lead or transaction coordinator | Coordinators juggle deadlines and love a vendor who answers |
| Local realtor association | Affiliate or vendor program contact | Some associations let vendors join as affiliates and attend events |
| Investors and flippers | The owner | They buy older homes and need roof numbers before they close |
Inspectors are often more careful about referrals than realtors. Many will only hand out two or three names. Earn that spot with fast, honest reports, not gifts.
What to prepare
- A one-page roof condition letter template (below), on your letterhead
- A photo routine: every slope, every penetration, flashing, valleys, gutters, attic if you can get in
- A price sheet for common pre-closing repairs (examples below)
- A single number and email for realtor requests, answered the same business day as a practice
- Your license or registration number and certificate of insurance, ready to send
- A leave-behind card for offices: "Roof question on a deal? Call [number]."
- If you use a drone: your FAA Part 107 certificate
The one-page condition letter
ROOF CONDITION LETTER
Property: [address]
Requested by: [agent name, brokerage]
Date inspected: [date] Inspected by: [name, company, license #]
Roof type: [architectural shingle / 3-tab / metal / TPO...]
Layers: [1 / 2] Approx. size: [__ squares]
Approx. age: [range, and how you know: permit, owner, or visual estimate]
What we found:
• [Plain sentence, with photo number]
• [Plain sentence, with photo number]
Our opinion: [Serviceable with repairs / Near end of service life / Needs replacement]. This is our opinion based on a visual inspection on this date. It is not a warranty or a certification of remaining life.
Options:
1. Repair: [what, estimate]
2. Replace: [scope, estimate]
Photos attached: [number]
Questions: [name, phone]
Write it so a first-time buyer can understand it. Leave out scare words. If the roof is fine, say so. That letter will get you more calls than any repair.
Step by step
- List 20 agents and 5 inspectors. Use yard signs, recent listings, and inspection company websites near you.
- Make your letter and photo routine and do two or three practice reports on your own customers' roofs.
- Visit brokerages. Ask the office manager for two minutes at the weekly sales meeting. Bring coffee and one sample letter with photos (address removed).
- Meet inspectors one at a time. Ask how they like roofers to report back and what bothers them about roofers.
- Offer a few free inspections so an agent can see your work on a real deal.
- Answer the same day. Set this as your own practice. Tell agents when you can be there; do not promise a time you can't keep.
- Send the letter and photos to whoever hired you. Ask before sending it to anyone else on the deal.
- Do the pre-closing repair if you are hired, with a permit if required, and send finished photos and an invoice the title company can use.
- Check in monthly with each agent and inspector who sent you work.
Scripts
At a brokerage sales meeting
Hi, I'm [name] with [company]. When a roof comes up on an inspection, you need an answer fast. That's what we do. Call or text [number], and we'll tell you when we can be out, usually quickly. You get photos of every slope and a one-page letter in plain English: what we found, repair or replace, and a price. If the roof's fine, we'll say so. Here's a sample. Try us on your next one.
Phone, to a home inspector
Hi, this is [name] with [company]. I know you flag roofs all the time and clients ask who to call. I'd like to earn a spot on your list. We send photos and a written letter, and we don't pile on work that isn't needed. Could I buy you a coffee and show you a sample report?
Email follow-up
Subject: Roof questions on your deals
Hi [name],
Thanks for your time today. Here's the sample roof condition letter I mentioned.
When a roof comes up on an inspection, text or call [number]. We'll tell you right away when we can get out there. You'll get photos, a plain-English letter, and repair or replace options with prices.
[name]
[company] · [phone] · License #[number]
When the answer is "the roof is fine"
Good news. The roof has some wear, but we didn't find anything that needs fixing now. I've noted a couple of things to watch in the letter, with photos. If anyone on the deal has questions, have them call me.
How to price the follow-on jobs
| Job | Example price (example only) |
|---|---|
| Roof inspection with photos and letter | Example: $150, or no charge on your first few with a new agent |
| Rush letter (same or next day) | Example: add $50 |
| Pipe boot or flashing repair | Example: $250 to $450 |
| Replace missing or damaged shingles, one area | Example: $300 to $600 |
| Full re-roof before closing | Example: priced per square after measuring |
These are illustrations only. Set real prices from your own costs. Some deals pay the roofer at closing; decide ahead of time whether you'll accept that and put it in writing.
Timing
| When | What to do |
|---|---|
| January to February | Visit brokerages before the spring market; drop off sample letters |
| March to August | Busy closing months in many markets; keep open slots in your week for rush inspections |
| After a hail storm | Tell agents you can check roofs on homes under contract |
| Fall | Pitch listing agents on pre-listing roof checks before winter |
Checklist
- Condition letter template with the "opinion, not a warranty" line
- Photo routine written down for every crew member who inspects
- Sample letter with the address removed
- License number and insurance certificate ready to send
- List of agents and inspectors, with visit dates
- Same-day answer set as a practice, with someone covering the phone
- Monthly check-in on your calendar
Mistakes to avoid
- Inflating findings. Never call a roof worse than it is to win a replacement. Agents, inspectors, and buyers talk.
- Promising a closing date. Tell people when you can be out and how long the work takes. Weather and permits can change that.
- Certifying the roof. Your letter is an opinion from a visual inspection on one date. Say so in writing.
- Getting into the insurance side. If there is storm damage, you can document it and meet the adjuster. Don't negotiate a claim unless you're a licensed public adjuster in your state, and never offer to waive, pay, or "eat" a deductible. In many states that is illegal.
- Flying a drone without Part 107. Flying for business needs an FAA Part 107 certificate.
- Skipping permits and paperwork. Be registered or licensed as your state requires, pull permits, and carry the insurance your state requires. Deals can stall over missing paperwork.
- Paying for referrals without checking. Some states and brokerages limit gifts or payments to agents for referrals. Keep thank-yous small, and check before paying anyone.
Turning one job into repeat business
- Stay in touch with the buyer. They just bought a house with a roof you know. Offer an annual check. See R1 for maintenance plans.
- Send every agent your photo report style every time. See R2.
- Ask the agent for a review after the deal closes. See C6.
- Keep a list of agents, inspectors, and the homes you checked. See C10.
- Thank the agent with a short note and a photo of the finished repair.
Want Annie's to do this for you? We can build your roof condition letter template, a "for realtors and inspectors" page with a request form, and a simple list to track which agents send you work.