Roof inspection: what to know

What the job involves, what changes the price, and what to ask a pro.

What roof inspection is

A roof inspection examines the roof coverings, the flashing, the vents, the gutters and the attic for signs of leaks, then reports on the condition and the maintenance the roof will need. The inspector uses ladders, drones or binoculars where access is limited. This is general information only.

Signs you need it

  • You see missing, curled, cracked or granule-loss shingles, or patches that do not match the rest of the roof
  • There are stains on the ceiling or on the attic framing after rain, or a musty smell in the top floor
  • Gutters overflow, sag or pull away from the fascia, and water runs down the siding or the foundation
  • The roof is near the end of its expected life, or you cannot find records of when it was last replaced
  • Storm damage, hail or a fallen branch has affected the roof, and you need a condition report for an insurance claim or repair

What the pro does

  • The inspector looks over the roof from the ground and the edges first, noting the material, the slope and the visible wear
  • They use a ladder or access the roof directly where it is safe, checking the shingles, the metal panels or the tiles
  • They check the flashing at chimneys, vents, valleys, skylights and walls, since these are the common leak points
  • They inspect the gutters and the downspouts for function, attachment and where the water drains
  • They go into the attic to look for staining, wet sheathing, daylight at the vents and poor ventilation
  • They write a report with photos that rates the condition and the repairs or maintenance the roof will need

What changes the price

Every job is different, so we do not publish prices. These are the things that move the quote up or down.

  • Roof size, pitch and the number of roof planes and levels
  • Roofing material, such as asphalt shingles, metal, tile or flat membrane, and the access each needs
  • Access to the roof and the attic, including steep pitches, fragile materials and blocked attic hatches
  • Whether drone or elevated imaging is used in place of a walk on the roof
  • Attic inspection and whether the report includes ventilation and insulation checks
  • Gutter and downspout inspection included or listed separately
  • Follow-up visit needed after repairs are made

What a written quote should spell out

  • Roof material and the planes inspected, with the slope noted
  • Access method, such as ladder, walk or drone, and any areas not reached
  • Attic inspection and what it covers, such as sheathing, ventilation and insulation
  • Flashing and penetration checks listed by location
  • Gutter and downspout scope, if included
  • Report format, photos and the delivery date, plus any follow-up visit terms

Questions to ask before you hire

  • Will you walk the roof, and if not, how do you inspect the areas you cannot reach?
  • What is the expected remaining life for this roof material, and how did you judge it?
  • Will you check the flashing at the chimney, the valleys and the vents?
  • What signs of leaks did you find in the attic, and are they active or old?
  • Are the gutters and downspouts included, and where does the water drain?
  • Do you recommend a roofing contractor, and do you receive any fee from them?
  • Are you licensed or certified, and can I check that with the state board?

Red flags

  • They recommend a full roof replacement without showing photos of the defects they found
  • They walk a steep or fragile roof without the right equipment or fall protection
  • They only look at the roof from the ground and call it a complete inspection
  • They are paid by a roofing company and do not disclose it

What you can do yourself

You can walk the outside of the house and look at the roof from the ground with binoculars, noting missing shingles, sagging gutters and stains on the eaves. You can check the attic for stains and daylight after a storm from inside. Do not climb onto a steep or wet roof, and do not walk the roof to check the shingles. Call a licensed inspector or roofer to look at the roof itself.

Licenses and permits

Roof inspection is often done by a licensed home inspector, and roof repairs are commonly done by a licensed roofing contractor or a registered business. Check with your state or local licensing agency and your local building department for the rules that apply to inspections and repairs in your area.

Roof inspection questions

How long does a roof last?

It depends on the material, the climate, the ventilation, the slope and the quality of the installation. An inspector can judge the remaining life from the condition they observe, but no one can give a firm date from the outside.

Can a roof inspection find leaks that are not visible yet?

It can find signs of past or active leaks, such as staining, wet sheathing and failed flashing, and the attic inspection helps. A roof with no visible leak can still have a weak point, so the report notes areas to watch.

Do I need a roof inspection before buying a house?

It is a good idea for an older roof or after storm damage. Ask your home inspector to include the roof, or order a separate roof inspection if the home inspection does not reach it.

About this guide

This national guide is written and checked by infinibell. Rules and conditions differ by place, so local pros are credited on guides for the cities they serve, not on national ones.

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