Get the lowdown on what to expect during a routine roof inspection
Roof inspectors check everything from a roof’s structural integrity to the materials.
Hire a professional for a roof inspection at least once a year.
Roofing inspections cost $125 to $350 on average.
Your roof is the unsung hero of the home—protecting your family from harsh weather, extreme temperatures, and pesky critters. To keep your roof in fighting shape, it’s important to perform regular roof inspections. Roofing inspections will check for any issues that need repairing, out-of-place parts, and whether your roof is withstanding the test of time. But how does this differ from a normal home inspection, and how often do you need to check on your roof? Here’s everything you need to know about roof inspections.
A roof inspection is an important part of keeping your roof in tip-top shape. It's a good idea to get one done yearly as part of your preventative maintenance, but you can also call in an inspector if you suspect there are roofing issues. Also, it's a good idea to get a roof inspection done before buying a new home.
Just like you would have a plumber inspect your plumbing or an electrician inspect your electrical system, a roof inspector helps make sure your roof is functioning properly and alerts you to parts that are in need of repair or replacement. During an inspection, the inspector will check to see whether the roof is structurally sound, if the materials are in good shape, and whether there are any signs of damage inside the home. You may also need a roof inspection if you are looking to sell your home or need to understand how much longer your roof will last.
A roof inspector’s checklist will examine every component of a roof, including its structural support, the stability of the roofing material, and if there are any signs of damage throughout the ceiling and walls.
The structural inspection will check how well the overall roof system is holding up. This part of the evaluation requires looking for any signs that may point toward a sagging roof based on how the roof planes are laid out.
The structural inspection doesn’t focus on finding damaged parts of a roof or missing roofing materials but instead examines the well-being of the main components of the roofing system. Signs that your roof may be sagging include:
Cracked, splintered, or rotted rafters or trusses
Sagging ceilings
Missing or damaged collar ties
Missing or damaged rafter ties
Exterior walls that are tilting or leaning
While the inspector is on the roof, they’ll also look at the condition of your soffit, fascia, and gutters. If you have any skylights, chimneys, or vents, they’ll check the grout, seals, and exterior for any signs of damage to these systems.
The material portion of the roof inspection will focus on the roofing materials, including shingles, metal plates, clay, or even slate shingles. The inspector will examine them for any damages, missing materials, or staining from rust, moss, or water damage. The material inspection also includes checking the flashing underneath the roofing material for any signs of leaks, cracks, or pests.
The interior portion of the inspection will tackle any signs of damage to the roof that aren’t visible from the outside. Inspectors will check ceilings, attics, and even walls throughout the inside of the home. The signs will typically include the following:
Water stains
Wood rot
Mold
Holes in the walls or ceilings
Beams of light coming into the attic from the ceiling
Pests in the attic
You can hire a roof inspector near you to conduct a roof inspection for many reasons. For instance, you may have noticed a leak, and you want to ensure it isn’t coming from the roof. Or your area may have recently experienced high winds, and you want to check the roof for any debris or damage.
Here’s a quick rundown of why you might need a roof inspection:
Annual maintenance inspection
Noticed leaks coming from the ceiling
Experienced a recent storm that included high winds, debris, and heavy rain or snow
Preparing your home for hurricane or snow season
Looking to sell or refinance your home
If you’ve recently purchased a home without a home inspection
Your insurance company has requested a roof inspection
Ideally, you should schedule a roof inspection at least once a year. It’s best to tackle this task either in the early fall or early spring before the amount of rain and snow starts to pick up. By conducting annual inspections, you can catch roofing problems early and avoid expensive repairs down the road.
If you’ve recently purchased a home and the last time the roof was inspected was when it was installed, you should schedule a roof inspection, especially if you waived the home inspection during the buying process. After 10 years or more without a proper roof inspection, your roof may be working on borrowed time.
On average, roofing inspections cost around $225. However, the price can range anywhere from $75 to $900, depending on the extent of the inspection, the design of your roof, and the type of roofing material. While some contractors offer a free roof inspection, be wary. You don’t want to fall victim to unnecessary or overpriced roof repairs.
| Type of Inspection | Average Cost |
|---|---|
| Physical | $75 – $200 |
| Drone | $150 – $400 |
| Infrared | $400 – $600 |
A physical roof inspection consists of someone climbing onto the roof to perform the inspection. This is the simplest type of roof inspection, and it relies mostly on visuals. The average physical roof inspection will cost anywhere from $75 to $200.
Homeowners can request a drone roof inspection when there’s too much risk involved with getting onto the roof. This type of inspection typically occurs when the roof is very steep or unwalkable. The drone flies around the exterior of the house, providing videos or pictures. You can expect to pay around $150 to $400 for a drone roof inspection.
Infrared roof inspections cost more than the standard roof inspection. Using infrared technology, professional inspectors look for any signs of damage that are otherwise invisible to the naked eye, including small cracks and leaks. On average, an infrared roof inspection will cost around $400 to $600.
When it comes to comparing home inspections and roof inspections, the two tasks are in two different ballparks, but they can be merged together. Almost all home inspections include a thorough roof inspection, as it is an integral part of the home, but it won’t be as focused as a dedicated roof inspection.
“A home inspector is more often than not a generalist; while they may note roof issues, a roofing professional will have more insight,” says Ami Feller of Feller Roofing. “Also, unfortunately, some home inspectors never get on the roof and take the bulk of their photos from the ground or from the top of the ladder.”
If this is the case, you should definitely hire a roofing professional to do an inspection. All three parts of the roof inspection will be included in a typical home inspection. But home inspections often forgo looking for pests and leave that up to the homeowner, whereas roof inspections consider pests to be one of their main concerns. Plus, you probably won’t get to request drone or infrared inspection options.
Once the roof inspection is complete, the roof inspector should present you with a full report of their findings. If possible, they may also take you around the home to point out the signs of damage they noticed without bringing you onto the roof.
Each company is likely to have its own reporting system. If you’re doing a home inspection for insurance purposes, the insurance company will likely have its own report, too. The report will list the roof’s condition, any recommended repairs, any concerns of a roof failing, and how much longer they expect the roof to last.
If the roof inspection is performed by a roofing company, they may also provide you with an estimate to fix any problems. The cost of roof repairs will be anywhere from $400 to $2,000, depending on the extent of the repairs.
If the roof is failing in too many sections, you’ll likely need a new roof. The average cost of a new roof runs around $9,000, though it can vary greatly depending on its size, style, and material. Opting for a new roof may save you money in the long run if ongoing repairs are needed.
If you have a relatively flat roof on a single-story house, it’s possible for you to get on the roof to look for any signs of damage or missing materials. However, you will need the proper safety equipment, such as a harness, and even then, it can be dangerous to attempt. If you want to do a simple visual inspection, you should only do so from the safety of a ladder. If you don’t have prior roof experience or feel unsure about inspecting it yourself, your best bet is to call in the professionals.
If you check out the roof yourself, you should still call in a roofing inspector to conduct a professional evaluation, especially if you find anything concerning. The value of an expert roof inspection is knowing that the job was done correctly, allowing you to move forward with repairs that will maintain your roof for years to come.
If your homeowners insurance company has required that you get a roof inspection, they’ll cover the cost. Roof inspections are actually quite common with home insurance policies, as the insurer needs to understand the risk they’re taking on. However, if you get a roof inspection of your own volition, you’ll need to pay for it out of pocket.
Start by asking friends, family, and neighbors if they know any reliable roof inspectors. You can also ask contractors that you’ve worked with in the past—they often have a network of people they can reach out to. Once you do find a roof inspector you like, check their online presence, read customer reviews, and give them a call.
Make sure they’re properly licensed and insured in your area. It’s also a good idea to hire inspectors licensed by both the National Roof Certification & Inspection Association (NRCIA) and the International Association of Certified Home Inspectors (interNACHI).
You should set aside about two hours for the roof inspection. Ideally, both you and your roofing contractor will be present during and after the inspection to ensure everyone is on the same page. Prepare any questions you have before the roofing inspector gets to your house so you can be ready to ask them the day of. Gather any relevant documents related to the roof, such as past construction completed, insurance, damages, etc.
Roof inspections are fairly straightforward, so they don’t take very long. Most roof inspections only take between one and two hours. In some cases, it may only take a half hour, and in others where damages are extensive or the home is very large, it might take up to four hours.
