Who does honest roof inspections in Minneapolis?
Modex inspects roofs across the Twin Cities — post-storm, pre-sale, pre-claim, and annual maintenance. On-roof photography, written report, honest scope. Post-storm inspections are free. Pre-sale and insurance documentation run $200 to $400 depending on scope. We'll tell you the roof is fine if it's fine.
Updated May 2026 · Reviewed by Joe Dvorak, Owner, Modern Exterior Systems
Honest first
We'll tell you the roof is fine if it's fine
Most Minneapolis homeowners call for an inspection because something prompted it — a storm rolled through, a closing date is coming, an interior stain showed up, or a neighbor just had their roof replaced. We walk it, photograph what we find, and write a report that tells you what the roof actually is. Sometimes the answer is “no action needed — monitor next year.” If you want a ground-level pass first before scheduling, Joe wrote a homeowner's storm damage assessment walkthrough — 20 minutes from your lawn, no ladder.
On-roof photos with location annotations
Written report within 24 hours of the inspection
No-action recommendation when the roof is fine
Inspection types
Four reasons homeowners call us out
Pick the one that matches your situation
Free
Post-storm hail and wind inspection
The most common call we get. After a Twin Cities hail or wind event we walk the roof, mark every impact, and tell you whether there's a claim worth filing. No charge, no pressure, no obligation. If we find nothing, we say so. See what hail damage looks like on a Minnesota roof for the visual reference.
$200–$300
Pre-sale inspection for real estate
A written report from a licensed MN contractor that buyers, lenders, and home inspectors accept. Often closes a deal — or earns you negotiation leverage when the roof is in better shape than the buyer assumes.
$300–$400
Insurance pre-claim documentation
Adjuster-grade documentation before you file — on-roof photos, damage measurements, scope summary. Helps when you're unsure the storm event is worth a claim, or when you want a second opinion after an adjuster denial.
Annual maintenance
Yearly check-up so you stay ahead of problems
A spring walk that catches small issues before they become big ones — a lifted ridge cap, a failing plumbing boot, granule loss at the valleys. Free for past Modex customers. $200 for first-time clients. The cheapest insurance you'll buy on a roof. Curious how much life is left? See Joe's answer on how long a roof lasts in Minnesota.
Process
Four steps from call to written report
Most inspections happen within 48 hours of the call. Here's how the visit runs from the moment you book to the moment the report lands in your inbox.
Book the inspection
Online form or phone call. We confirm your address, the reason for the inspection, and a time within 48 hours.
On-roof walk and photo capture
Our inspector climbs the roof, walks every plane, and photographs the field, valleys, flashing, vents, and gutters. 30–60 minutes for a typical Twin Cities home.
Photo review with you on the ground
We come down, pull the photos up on a tablet, and walk you through what we found. Questions answered on the spot.
Written report within 24 hours
A PDF report with annotated photos and our recommendation: no action, monitor, partial repair, or full replacement. Yours to keep — share with adjusters, lenders, or buyers.
Scope
What we document on every inspection
Every roof plane, every penetration, every transition.
Field condition
Shingles, ridge caps, and valleys
Field shingles photographed across every plane. Ridge and hip cap condition. Valley metal and shingle integration. Granule loss patterns, cracking, lifted edges, and any visible storm impact — all annotated with location.
Penetrations
Flashing, vents, and plumbing boots
Chimney and wall flashing. Plumbing boot rubber condition (the most common Twin Cities leak source). Attic, ridge, and box vents. Skylight curbs. Any deteriorated seal or failing component gets a photo and a recommendation.
Edge + drainage
Gutters, downspouts, and edge metal
Drip edge and gutter apron. Gutter pitch and fastener condition. Downspout function. Soffit and fascia visible deterioration. Ice-dam history at the eaves — a Minnesota-specific check most inspectors skip.
Questions
What Twin Cities homeowners ask before booking an inspection.
How much does a roof inspection cost in Minneapolis?
Post-storm inspections are free across the Twin Cities — we document hail and wind damage at no charge whether or not you file a claim. Pre-sale inspections for real-estate closings run $200–$300 with a written report buyers and lenders accept. Insurance pre-claim documentation runs $300–$400 and includes on-roof photos, damage measurements, and a scope summary. Annual maintenance walks are free for past Modex customers, $200 for first-time clients.
What does a Modex roof inspection cover?
Every inspection covers field shingles, ridge and hip caps, valleys, flashing at chimneys and walls, plumbing boots, attic vents, gutters and downspouts, and visible decking conditions from the eave. We photograph each finding from the roof — not the ground — and deliver a written report with our recommendation: no action, monitor, partial repair, or full replacement. For the lifespan question that prompts most maintenance inspections, see how long a roof lasts in Minnesota.
How long does a roof inspection take?
On-roof inspection runs 30–60 minutes for a typical Twin Cities home (about 25 squares). Documentation, photo upload, and the written report take another 1–2 hours back at the office. Most homeowners have the report in hand within 24 hours of the inspection. Larger or steeper roofs add time; we'll tell you up front if your home falls outside the typical range.
Do I need a roof inspection before selling my house in Minnesota?
Minnesota doesn't legally require a roof inspection before sale, but most buyers' lenders request one — especially on homes with roofs 15+ years old. A written pre-sale inspection from a licensed contractor (MN BC762305) gives the buyer's lender what they need and gives you leverage in price negotiation if the roof is in better shape than the buyer assumes. We deliver the report in PDF, ready to share.
Will my insurance company accept a Modex inspection report?
Yes. We write our reports to the documentation standard adjusters use — on-roof photos with location annotations, damage measurements, dated observations, and a written scope. Most major Minnesota carriers (State Farm, American Family, Allstate, Country Financial) accept our reports as supporting documentation for the claim, and we meet adjusters on the property when needed. For the next step after documentation, see how we handle storm damage roof repair.
Can you inspect my roof in winter?
Yes, with conditions. Snow-covered roofs limit what we can document from above, so we focus on visible ice-dam damage, attic-side decking, soffit and fascia conditions, and interior staining. For a full storm-damage inspection we recommend waiting for the roof to clear — or scheduling for spring thaw. Emergency inspections after winter storms (active leaking, missing shingles, fallen branches) run year-round.
Need more help?
Call 952-206-6339 or schedule a free inspection.
Ready to schedule your inspection?
Call Modex today. Most inspections happen within 48 hours and the written report lands in your inbox the next day.
About
Modern Exterior Systems inspects roofs across Minneapolis and the western metro
Modex is a women-owned roofing, siding, and window contractor based in Eden Prairie. We hold five manufacturer certifications (CertainTeed ShingleMaster, Malarkey Emerald Pro, Atlas Pro+ Silver Select, LP SmartSide Certified, James Hardie Preferred), plus BBB A+ Accreditation, NRCA membership, and MN License BC762305. Inspection reports written to adjuster standards. Decades of Twin Cities roof work behind every recommendation.
Reviewed by Joe Dvorak, Owner, Modern Exterior Systems · Updated May 2026
Further reading
Deeper writeups on the topics this page covers — written for homeowners by a Twin Cities installer.
May 31, 2026
How to Assess Storm Damage Before You Call a Contractor: A Twin Cities Homeowner's Walkthrough
A Twin Cities contractor's ground-level walkthrough for assessing storm damage safely after a hail or wind event. What to look for, what to skip, and when to call. 952-206-6339.
April 14, 2026
What Hail Damage Looks Like on a MN Roof (Photo Guide)
Real signs of hail damage on Twin Cities roofs from a local contractor. Learn the 6 signs, what gets mistaken for hail, and how to check safely from the ground.
April 7, 2026
How Long Does a Roof Last in Minnesota? A Contractor's Honest Answer
Minnesota roofs last 15-30 years depending on material, ventilation, and weather. A Twin Cities contractor breaks down real lifespans.