The 21-Point Leak-Source Roof Diagnostic
Know exactly what’s wrong with your roof — and what it takes to fix it — before anyone sells you anything.
The Straight Answer
This roof leak diagnostic is a leak investigation, not a sales visit. We trace the water to where it actually enters, check the roof against 21 points, photograph what we find, and put the verdict in writing: what needs fixing, what it costs, and what does not need fixing. It starts free — text a photo to (859) 310-1209 — and if an on-site trace is needed, you get a real number before anyone climbs.
Roof worry? Text a photo to (859) 310-1209 — free diagnosis, straight answer · or call now
The problem with “free roof inspections”
Around here, most of them are sales appointments wearing a hard hat. The crew that shows up needs replacement tickets to eat, so the inspection “finds” a replacement — every time. Meanwhile the owner who smells the pitch coming does the other thing: nothing. And water is patient. It runs down rafters and inside walls for months before the ceiling admits it, and the small fix quietly becomes the big one. Rot doesn’t refund. Either way — oversold or stalled — you lose, because nobody’s product was the truth about your roof. That’s the product here.
What you walk away with
The Free Photo Diagnosis
Text 2–3 photos, get a plain-English read and an urgent / soon / watch-it call — before anyone visits, free. Never climb up for us.
The 21-Point Walk
Every penetration, flashing line, valley, fastener field, and drainage path on the list below — checked, not skimmed.
The Leak-Source Trace
Water travels. We follow it uphill to where it actually enters — not just where it shows on your ceiling.
Photo Documentation
Dated photos of what we found — the same standard we hold on every CPS job. Especially valuable if you own the property from hours away.
Written Findings & the Repair-vs-Replace Verdict
What’s wrong, what it takes to fix, what it costs — in writing. If the honest answer is “this roof is done,” we say that too, and show you why in the photos.
The “What Does NOT Need Fixing” List
The list no replacement-first outfit will ever hand you. What’s sound, what can wait, what to just watch — so you can check anyone’s quote against it.
Insurance-Documentation Guidance + Seasonal Maintenance Sheet
If what we find looks like storm damage, you get honest, dated documentation your adjuster can use — we never inflate damage, which is exactly why it carries weight. And you leave with a season-by-season sheet for this roof, so the next problem gets caught while it’s still small. See how roof insurance claims actually work and the seasonal calendar.
The 21 points
Penetrations & openings
- Pipe boots and gaskets
- Vent stacks and attic vents
- Chimney flashing, crown, and cap
- Skylight curbs and seals
- Satellite, solar, and bracket mounts
- Exhaust and flue collars
- Ridge cap and ridge vent line
Surfaces & flashings
- Shingle condition — cracking, lifting, granule loss
- Metal fastener fields — backed-out screws, failed washers
- Panel seams and end laps
- Valley metal and valley debris
- Step and wall flashing at every roof-to-wall joint
- Drip edge and rake trim
- Previous repairs — caulk-over patches hiding the real source
Water path & structure
- Gutter slope, seams, and hangers
- Downspouts and where they dump
- Fascia and soffit behind the gutter
- Decking softness and sag from above
- Attic-side check where accessible — staining, daylight, wet insulation
- Interior stain mapping — tracing the ceiling stain uphill
- Drainage and grade where the water lands next
How it works
- Call or text a photo. (859) 310-1209 — tell us what you’re seeing and where the property is. From the ground or a window is fine; never climb up for us.
- Get the diagnostic. The leak traced to its source, the roof checked against the 21 points, everything photographed. When an on-site trace is needed, you get a real number before anyone climbs.
- Get the verdict in writing. Repair-vs-replace, what it costs, and what does NOT need fixing — yours to keep, whatever you decide to do next.
Who’s doing the looking
We’ve watched what “free inspections” turn into in these counties — a stranger on your roof finding $20,000 of problems. We built the company on the opposite bet: tell people the truth, fix what actually needs fixing, and the work takes care of itself. Half the photos people text us come back “watch it, but don’t spend money yet.” That answer costs us a sale and it’s still the right answer.
What stands behind the verdict: we’re locally owned and based in Beattyville — inside the region, not an hour outside it. We’re insured, with coverage documentation available on request. Every job we do is photo-documented, before and after, and repair work is backed by our written workmanship warranty, with the exact term stated in your written estimate. And because owner Marcos Gil is also a licensed Kentucky real estate agent (Keller Williams), the verdict accounts for property value — which repairs protect what the building is worth, and which findings actually move a sale. That real-estate interest is disclosed in writing wherever it touches your project.
What changes after the diagnostic
You stop guessing. You know what’s wrong, what it costs, and what can wait — with photos to prove it. If it’s a repair, we fix the actual problem and document the work, and the roof you already own keeps working. If a canvasser knocks next spring, you have a dated record to check his story against. That’s the trade: one conversation now, and you become the owner contractors have to be straight with. If the verdict is a repair, our roof repair page shows exactly how we handle it — and if it points to a storm claim, the Kentucky Department of Insurance (insurance.ky.gov) publishes consumer guidance worth reading before you sign anything.
Common questions
Is the diagnostic free?
It starts free. The photo diagnosis costs nothing, and most photo answers don’t even lead to a visit. Storm checks after weather events are free in our service area. If your situation needs an on-site leak trace, you get a real number for the visit before anyone climbs — no surprise invoices, ever. A full-roof documented condition inspection (for a purchase, a sale, or peace of mind with no active problem) is a different service, priced by roof size and access.
What if my roof really is at the end of its life?
Then the written verdict says “replace,” and the photos show you why — soft decking, failed field, whatever the roof is actually telling us. Repair-first doesn’t mean repair-always; it means the diagnosis comes before the sales pitch, not after. Either way you decide with the evidence in hand, not under a tarp of pressure.
Am I committed to hiring you if you come out?
No. The findings are yours to keep whatever you decide. Zero obligation, zero pressure — the same posture as the photo diagnosis. We’d rather lose a job than an honest reputation; in counties this small, honesty is the whole business model.
Will this help with an insurance claim?
If the damage traces to a storm, the documentation is built for that conversation: dated photos and plain descriptions your adjuster can use. We document what’s there — we never inflate damage, and we never touch your deductible. How claims actually work is covered in our claims guide.
Central Property Services · Beattyville, KY · Repair-first roofing & exterior work across the Lexington-to-Gorge corridor · Owner Marcos Gil is also a licensed Kentucky REALTOR® (marcosgilrealty.com) and publishes Invest in the Gorge — those interests are disclosed in writing wherever they touch your project.
Get the verdict on your roof
Start with a texted photo — free, straight answer. If it doesn’t need work, we’ll tell you that too.
Last updated: August 14, 2026