ROOFERX · FIELD REPORT
Yannick
3 October 2026. Outside and in. Seven photographs, marked. Two clips of the rooms as we left them. Not a price. Not an approval. Nothing here was measured.
Two buildings. Do not mix them. The house already has floors, paint, windows, a front door, and heat registers. The low-roof outbuilding is only seen from the yard. He does the work himself, and he is flipping it. Labor is the savings. The front room is already the hero. Do not gut it.
Footage
These clips are the photographs, moved. The roof field is not in them. He called the roof decent from being there. That note is not a measurement.
What we have
Front room, hall, bedroom. Tools still on the floor. The repair as we found it.
Before we leave
Backs out of the front room, then holds on the chimney wall. The roof field is still not in the frame.
House, outside
R-EDGE · NOTED
Pin 1 · chimney wall
Burgundy fascia and an open soffit. No gutter on this elevation. Drip edge is not visible from the ground.
Him. Vinyl from the yard or Home Depot. A gutter crew only if he will not hang it. Their price on one wall is mostly the trip, often about double the material. A general contractor marking that crew up adds roughly 15–30% on top. That extra is the part he keeps by doing it.
R-PEN · WATCH
Pin 2 · chimney
Horizontal stucco cracks and pale staining on the stack. Crown, cricket, and step flashing are not in the photo. A crack is not proof of water inside. A sweep looks in the flue before the stucco is patched and before anyone burns it.
A sweep with a camera. Not him. No company is named: there is no address on this sheet. Stucco patch after the sweep, him. A mason only if the sweep says the stack is done. Do not pay a mason to paint over a crack.
X-WIRE · NOTED
Pin 3 · the cable
A service drop overhead, and a loose cable to a box at grade. Make it safe. Do not extend it into a bedroom or into the outbuilding.
Him, if the city lets an owner do the work. If it does not, a licensed electrician. The markup is the service call, often $150–$400, not a percentage on a reel of cable.
X-GRADE · NOTED
Pin 4 · stem wall
Soil and debris against the concrete. Wood and dirt stay wet longer than the wall wants.
Him, with the broom he already has. This pin is also the only place a water feature belongs. See that section. A landscaper marking up a yard of river rock is how a bag of stone becomes a bill.
GAP · GAP
Roof field · not in frame
Not photographed. No pitch. No squares. Do not buy a roof from this frame.
Do not call a roofer from this photograph. If the field is tired once someone stands on it, then a roofer. Not before.
Outbuilding
R-EDGE · SOON
Pin 1 · the tree
The tree is against the low-roof cap. Cut it back before anyone treats that building as a dry room. Small limbs from the ground are his. Heavy limbs over the roof are a climber, not a ladder leaned on the cap.
Him, from the ground, if the limbs are small. An arborist if they are heavy and over the cap. Do not lean a ladder on that lid. No arborist is named until the address is on the sheet.
R-EDGE · WATCH
Pin 2 · the lid
Only the metal cap is in frame. Membrane, seams, and ponding were not seen. Do not insulate under that lid until someone has stood on it.
Nobody gets called until someone stands on it. Then a roofer, and only for what that person saw. Hiring a roofer from a cap photo is how a decent lid gets a price.
HEAD · VERIFY
Pin 3 · the door head
Burgundy trim is there. Flashing behind it was not seen. The strap-hinge doors are a way in, not a shown second way out. The inside and the other three sides were not shot.
Him, after the lid is known. Flashing is a piece of metal, not a trade, unless the wall behind the trim is rotten. That rot was not seen.
X-SITE · NOTED
Pin 4 · the slab
Broken masonry, a bag, and a cord on the slab. Not the roof.
Him. Broken masonry and the bag come off the slab the same day as the tools come out of the front room.
House, inside
R-PEN · VERIFY
Front room · same chimney as pin 2
This is the inside face of the chimney in the yard. Gray block shelf, stucco breast, black screen, raised hearth. No brown ring on the ceiling above it in this frame. The flue and the damper were not opened.
The same sweep as the yard pin. One visit, inside and out. A gas fitter is not on this list.
X-SITE · NOTED
The floor
Saws, cords, and a vacuum are down. The house looks mid-job because it is full of the job. Clearing it is what the listing will show, and it costs nothing.
Him. The saw, the vac, and the broom are already there. There is no contractor for picking up.
LIGHT · NOTED
The windows
Three on the street wall, a smaller one beside the fireplace, side windows down the hall, a window in the small room, and a tall bedroom window throwing sun on the floor. Glass is in. Whether a person can climb out was not measured.
Nobody, until a sash is measured and it is not a legal way out. Then a window company, and only for that one opening.
HEAT · NOTED
Hall and front room
A floor register and a wall register are already there. A heat system is in the house. It was not turned on. If it throws air, leave it. Do not bring gas in to impress a buyer.
Him, with the thermostat. An HVAC contractor only if the register is tested and it does not throw air. Do not call one to convert the house to gas.
CEILING · NOTED
Front room, hall, bedroom
Heavy texture. No brown ring in these frames. That is not a promise the roof above the texture is dry. The small room’s ceiling reads flatter and lower. Height was not measured.
Nobody. Texture is not a trade. Opening the ceiling before the roof is seen is how a flip buys a patch it did not need.
FLOOR · WATCH
Small room
Hardwood runs through the rooms and already photographs as a floor. Two dark marks sit in this one. A photo cannot say water, an old spill, or worn finish. Nothing on the ceiling above them is discolored. A pin meter before any sander. Dry: screen this room only. Wet: find the water. Do not sand the house.
Him, and a sander rented for one day, only if a pin meter says the wood is dry. A flooring contractor on one room is a trip charge plus their markup. Skip them unless the meter says the floor is wet and the source is under it.
The bedroom, unmarked. Sun on the floor, glass in, no stain in the frame. The sash was not measured, so this room is not called a legal sleeping room from a photograph.
Still blank
| House | Outbuilding | |
|---|---|---|
| Roof field | Not photographed | Cap only |
| Kitchen | Not opened | Not opened |
| Bath | Not opened | Not opened |
| Attic | Not opened | Not opened |
| Basement | Not opened | Not seen |
| Heat | Registers there. Not tested. | Not seen |
| Alarms | Not in these frames | Not seen |
Zillow, once a link is pasted, checks the room count against this list. Square feet on a listing are not a tape. A listed room that was not opened stays blank.
Order
- Photograph the kitchen, the bath, both roofs, the attic, the basement, and the inside of the outbuilding before any materials are bought.
- Tree off the cap. Then stand on both roofs. If the roof is tired, that is the job.
- A sweep looks inside the flue before the stucco is patched.
- A pin meter on the two dark marks.
- Make the loose cable safe. Put alarms on each floor. Clear the tools. Hang a gutter on the chimney wall. Test the heat.
- Keep the outbuilding dry and swept. Do not finish it as living space until it can be counted. The attic is storage only if the joists will hold a person. The basement, if it is wet, is the job. A workshop does not sell the flip.
Who gets called
Every pin above names the person. This is the short list, so nobody hires a trade for work he already does. No company is named. The address is not on the sheet, and a name from the wrong town is a fake bid. A hired trade’s own margin, when there is one, is commonly about 15–30% on top of their cost. That is a habit of the trade, not a number from this house.
Sweep, camera in the flue
Call
Yard pin 2 and the fireplace. One visit.
Arborist
Only if the limbs are heavy
Outbuilding pin 1. Otherwise he cuts from the ground.
Electrician
Only if the city says so
Yard pin 3. Otherwise he makes the cable safe.
Roofer
Not yet
Both fields are unphotographed. Calling one now prices a roof nobody has seen.
Gutter crew
Not if he will hang it
Yard pin 1. Material is his. Their markup is the trip.
Mason
Only after the sweep
Do not pay one to coat a crack.
HVAC
Only if the heat fails a test
Registers are already there.
Gas fitter
Do not call
A new service is not this flip.
Landscaper
Do not call for the rock
He places it, if the water idea below is even wanted.
Flooring contractor
Not for one room
He rents the sander if the meter says dry.
Water, in case he wants it
One idea earns a place, and it is the missing gutter plus pin 4. A rain chain off that fascia into river rock along the stem wall. The rock moves the water off the concrete, and it photographs. He buys the chain and the rock and places both. A pond, a pool, a fountain, and anything in the basement are not ideas for this flip. They were not seen, and they do not sell the house.
Not this house
These four pictures were drawn from the rooms, or from nothing. They are not photographs of this house. They are not a plan, and they are not a price.
HIS POCKET · NOT THE SHEET
The report ends above this line. These ranges are for the man doing the work. His labor is zero. If the tree and the cable are his, carry about $700–$1,400. A climber and an electrician can land around $1,500–$3,000. A roof, a gas service, a kitchen, a bath, and finishing the outbuilding are not in that number.
- Chimney, camera in the flue$250–$600
- Pin meter$30–$60
- Alarms, about four$100–$200
- Cable materialsabout $30
- Gutter, one wall$4–$8 a foot
- Wood shelf$40–$150
- Sander, one dry room$70–$100