Think of a roof inspection as a thorough check-up for your home's roof. The goal is to see how your roof is doing right now and figure out if a few fixes can give it more life, or if it's time for a brand new roof or a roof-over.
This article will walk you through everything you need to know about a roof inspection, including how it works, what it typically costs, and what you might learn about your roof's shape.
What to Expect from a Professional Roof Inspection Service
In a professional roof inspection, a roofer will climb onto your roof and do a visual inspection, physically looking for missing shingles, rotting areas, and other problems that may need to be addressed.
A proper roof inspection will include an assessment of the following roof conditions:
Condition of the roof covering: Looking at signs of wear and defects will help the inspector determine how much life the roof covering has left.
Condition of flashings: Roof flashing is made of thin metal strips that channel water away from crucial areas, like where two roof planes meet. This is the most common source of roof leaks and must be thoroughly examined.
Condition of any penetrations: The inspector will look for cracked skylights and openings at chimneys or vents, as these are often sources of roof leaks.
Condition of gutter, downspouts, fascia, and soffit: Improper maintenance and placement of gutters can cause water to overflow, allowing the fascia board to decay. The inspector will make sure all of these elements are in good shape.
If you have an especially steep roof or multiple stories that make a physical inspection unsafe, or if you have roofing materials that cannot withstand the weight of a human (such as clay tile or slate), you may consider a drone roof inspection. Drones can be surprisingly accurate and prevent your roof — and your inspector — from damage.
Additionally, the roof inspector may enter your home to look for interior signs of damage, like water stains and mold. Here are a few common interior inspection points:
Condition of the roof deck and attic framing: Your inspector should look inside your attic for signs of leakage, water damage, mold growth, or moisture.
Proper attic ventilation: Poor attic ventilation may lead to roof failure. An inspection will ensure your attic vents are not blocked, air flows freely, and the vents are in good condition.
Heat loss detection: One of the roof’s main functions is to keep central heating within the home. Inspectors may use an infrared camera to detect heat loss generated from openings in the roof. These are also potential leakage points.
At the end of the inspection, the contractor will assess your roof’s condition and determine if you need any repairs to extend its service life. In extreme cases, an inspection may show that you need a roof replacement or roof-over.
A professional roof inspector is not required to walk on unsafe roofs, perform water tests, or confirm proper fastening according to their Standards of Practice. They also don’t provide warranties or certification of the roof's remaining life.
Technologies Used In Professional Roofing Inspections
These roof inspection tools help identify issues that aren’t always visible to the naked eye and make inspections more accurate:
Drone roof inspection
Drones safely inspect steep, multi-story, or fragile roofs, providing high-resolution aerial images and eliminating manual inspection risks.
Infrared camera inspection
An infrared camera can detect hidden problems like moisture buildup, insulation gaps, heat loss, and water intrusion that may not be visible during a basic visual inspection.
Moisture meters
Moisture meters are used to detect water intrusion within roofing materials or in the attic space.
Inspection apps or tablets
Many pros now use digital tools to document issues, take photos, and generate reports on-site.
What Your Roof Inspection May Tell You
From a roof inspection, you will find out the following information:
If the roof requires any minor repairs
If the roof requires any substantial repairs
If the roof needs to be replaced
If the existing roof can be recovered
The remaining service life
Maintenance repairs that can extend the service life
If you get your roof inspected and it has damage, you can hire a Fixr-approved contractor to repair or replace it.
Does Home Insurance Cover a Roof Inspection?
In most cases, homeowners insurance doesn’t cover routine roof inspections, especially if it's done as part of regular home maintenance or during a home sale. However, there are a few exceptions:
After a covered event (like a hailstorm, windstorm, or falling tree), your insurance may pay for an inspection as part of the claims process. In these cases, the insurer typically sends their own adjuster or inspector.
Some policies may include preventive maintenance perks or endorsements, which might reimburse part of the cost, but this is rare and varies by provider.
A roof inspection, on average, costs between $307 and $571, it could cost more depending on the size and type of roof you have. A roof inspection may be included in a full home inspection, but a dedicated, roof-specific inspection hones in on the problems your roof may be facing.
How Often Should You Get Your Roof Inspected?
Many homeowners only consider a roof inspection when something is clearly wrong, like a leak dripping into the dinning room or shingles scattered around the lawn after a storm. Others may only schedule one when they need a roof certification for selling or refinancing their home.
While this reactive approach is common, it can also end up being costly. By the time you see visible damage, repairs will often be more extensive and cost you much more. Like any HVAC systems or water heaters, your roof benefits from regular checkups.
Here’s what experts recommend:
For newer roofs in good condition: inspect every 1-2 years
For older roofs (10+ years): inspect once a year
In fall: to ensure all is ready for winter weather
In spring: to catch any damage from snow, ice, or wind
After major storms: even if no damage is immediately visible
To stay ahead of issues and protect your home, consider following a regular maintenance routine.
Roof maintenance checklist
Download our roof maintenance checklist to ensure your home stays in tip-top shape year round. Routine inspections and preventative care can catch small problems early and help extend the life of your roof.
Can You Do a Roof Inspection on Your Own Roof?
Before climbing up on your roof to perform a DIY inspection, you have to know what you are looking for. A DIY inspection can be completed if you perform an annual maintenance inspection or a quick review for damage after a storm. It’s easy to identify missing materials (shingles, flashing, metal) and openings at penetrations.
However, if you need a full evaluation to determine your roof’s lifespan or if it needs repairs, you should contact a professional. Additionally, if you need the inspection completed for the buying/selling/lending certifications, you’ll have no choice but to leave this up to a professional.
We strongly recommend that homeowners hire a professional to conduct an in-depth inspection. A professional inspector or contractor will know what signs to look for in each type of roof material, including normal wear-and-tear and significant issues. They’ll also know how to diagnose where a leak is coming from and what is causing it. If you do not have that type of training, looking at your roof does nothing but put you at risk of a fall. If you need minor or emergency roof repairs, contact a roofing professional in your area.
How to Choose a Roofing Inspector
Choosing the right roofing inspector goes beyond hiring the first contractor you find. Some roofing companies will offer free inspections, but those often come with a sales pitch. For an unbiased evaluation, it’s worth looking into independent roof inspectors who aren’t tied to a specific company..
Types of professionals to consider:
Roofing consultants: Ideal for leaks, aging roofs, or general inspections.
Building inspectors or engineers: Particularly useful for water entry issues that might involve more than just the roof.
Registered Roof Observers (RROs): Certified experts listed on IIBEC.org with no incentive to sell you roofing services.
Tips for Vetting and Selecting a Roof Inspector:
Ask if they physically inspect the roof. Some home inspectors never get on it.
Avoid inspectors who also offer repairs, as this can create a conflict of interest.
Compare professionals in your area and read reviews or request references.
Paying for an independent roof inspection may cost more upfront, but it can help you avoid unnecessary replacements and ensure an objective assessment.
FAQ: Roof Inspection
What is the overall goal of the roof inspection?
Homeowners have inspections completed for several reasons — maybe they are experiencing leaks, are worried about potential damage from recent storms, or are required by insurance or a lender when selling a home. No matter your reason, a thorough roof inspection will provide you with as much or as little information as you need to care for your roof properly. All roof inspections check for signs of wear and tear to the roofing components, identify any signs of failure or leakage, and determine the remaining lifespan of the entire roof.
Does my home inspection include a roof inspection?
The roof is one of your house's most significant exterior components, making it one of the most expensive to repair or replace. Because of this, home inspections generated by lenders and insurance companies will always include an analysis of the roof. Contact your home inspection company for verification before selection.
What should I do if my roof is not in good condition?
The roof is one of your home’s largest exterior components — and one of the most critical, as it provides shelter from the elements, air circulation, and protection for your interior. Due to its importance, homeowners should keep a close eye on the condition of their roofs. One of the best ways is by conducting regular roof inspections. If your roof inspection indicates that your roof needs extensive repairs or a complete replacement, you should contact a professional roofer. You can hire a Fixr-approved contractor to do repairs or a roof replacement.
What are the factors that determine the cost of a roof inspection?
The cost of a roof inspection depends on the following factors: Type of inspection (physical or drone inspection) If you need additional testing, such as an infrared scan Roof size Number of roof areas being inspected Number of roof penetrations, e.g., skylights, chimneys, vents, etc. Type of roof material, which may impact the amount of testing required Roof slope and accessibility that may require extra safety equipment or lifts Attic inspection may be an added charge, depending on the company
What is included in a roof inspection?
A roof inspection involves a thorough visual examination of shingles, flashing, roof penetrations, gutters, and the attic to identify any signs of damage, leaks, or wear.
Is a roof inspection worth it?
Absolutely. Regular roof inspections help detect issues early, extend the lifespan of your roof, and can save you from expensive repairs down the line.
How to inspect a roof yourself?
You can check your roof for missing shingles or obvious damage after storms, but for a comprehensive evaluation, including leak detection or official certification, it’s best to hire a professional.
How long does a roof inspection take?
A typical roof inspection takes between 1 and 2 hours. The exact duration can vary depending on several factors, including the size and complexity of the roof, its accessibility, and the type of inspection.
John A. D’Annunzio has over 35 years of experience in roofing, building exteriors, and waterproofing consulting and has completed projects throughout the world. He has written five books about roofing/waterproofing and over 100 articles published in construction trade magazines. He has also conducted extensive research in material technology, the results of which have been reported at numerous national and global symposiums and conferences. Mr. D’Annunzio frequently conducts seminars and webinars related to building exterior technology.