A roof inspection costs, on average, $157, with a price range of $121 to $193, based on our analysis of 552 quotes from licensed inspectors.
Roof inspections are a smart move for buyers and sellers alike. While it’s pretty obvious why buyers would want to inspect the roof of a house they’re buying — no one wants to find out their new dream home has a leaky roof the first time it rains — sellers can also use roof inspections to get ahead of the curve.
“The most frequent inspection objections involve the roof,” says Adrian Pedraza, owner of The California Home Buyer. “[Followed by] plumbing, HVAC, electrical systems, and structural/foundation concerns. Sellers should have these major systems evaluated by professionals before listing so they aren't surprised by inspection findings.”
What is a roof inspection?
During a roof inspection, a trained roof inspector will examine the property’s roof for signs of damage or age-related deterioration. The roof is arguably the most expensive part of a home to repair or replace, so it’s super important for buyers to establish that a home’s roof is in good condition.
You might opt for a roof inspection if your conventional home inspector tipped you off to warning signs, or you may be required to get one for insurance or financing purposes.
Roof inspections are one of the few specialized home inspections that can be dangerous to the inspector. If your roof is very steep roof or has been severely damaged by a storm, the inspector may need to examine it via drone or infrared scanning.
Signs you might need a roof inspection
During a roof inspection, your inspector will look for telltale signs of a damaged or deteriorating roof, such as:
- Water stains on interior ceilings
- Mold, mildew or rot in the attic
- Holes in roof
- Shingles missing, torn, or fallen onto ground
- Sagging gutters
- Pieces of shingle in gutters
- Wear and tear
- Growth of moss or algae on shingles
You should also probably consider a roof inspection if you find yourself in any of the following circumstances:
You’ve recently experienced severe weather. If your roof has recently been exposed to extreme weather like hail or hurricane-force winds, you may want to get it inspected even if it’s not showing any obvious signs of damage.
Your roof is getting old. Depending on the roofing materials, roofs have a lifespan of roughly 15-50 years.
Your general home inspector suggests one. Many homeowners and buyers are also tipped off by their conventional home inspector that they might need a specialized roof inspection.
“Roofing defects are something that a home inspector should be knowledgeable enough about to make a thorough assessment,” says Ralph Hassard of NYC-based Criterion Home Inspections. If the home inspector sees roof problems, they’ll usually tell the property owner to get it checked out.
You’re buying or selling. If you’re buying, a roof inspection might be a prerequisite for financing. If you’re selling, you’ll want to know the roof's condition to fix it before listing or adjust the price accordingly.
What happens during a roof inspection?
Using one of the three main types of inspection, the roof inspector will look at:
- The roof’s general condition
- Damaged or missing shingles, tiles, or other roof components
- Areas where water could pool or freeze
- Chimneys, gutters, vents, and downspouts
- Interior ceilings
In a physical roof inspection, the inspector goes onto the roof and personally examines its condition.
Infrared roof inspection uses specialized infrared technology to detect flaws in the roof that aren’t visible to the naked eye. This is the most expensive type of roof inspection, but it’s also the most thorough.
Drone roof inspection uses a drone with a camera to examine the roof. It can be used instead of or in conjunction with a physical inspection. Drone roof inspection also has the added advantage of producing recorded footage that the homeowner can review.
Depending on the size of your roof, the roof inspection should take between 30 minutes and two hours. After the inspection, the roof inspector will produce a detailed report about their findings. You should receive their report within a few days of your inspection.
If flaws were found, the roof inspection report usually includes repair recommendations, but the inspector doesn’t usually offer repair services. You’ll need to find a roofer or general contractor for repairs.
How much do roof inspections cost?
On average, a roof inspection costs $157, but you might pay quite a bit more if you opt for add-ons like a drone inspection or infrared imaging. And if your roof is hard to access or in bad condition, your base fee could go up due to safety concerns.
Physical inspections are the least expensive, while drone and infrared inspections come with extra fees.
Your lender or insurance company may require that you get a roof certification, which could cost $75–$200 extra. A roof certification is a document stating that your inspector found your roof in good condition, and it will sometimes estimate when your roof will need to be replaced.
Roof inspection costs vs. other inspections
| Type of inspection | Cost |
|---|---|
| Electrical | $82 |
| Septic tank | $103 |
| Termite | $139 |
| Roof | $157 |
| Home inspection | $298 |
| Foundation | $309 |
| Asbestos | $535 |
| Mold | $727 |
Factors impacting roof inspection costs
There are three main types of inspections: physical, drone, and infrared. A drone inspection could cost up to $400 (your insurance company might cover it, however), and infrared imaging could cost up to $600.
Additional factors that can increase the cost of your roof inspection include the roof’s:
- Slope. Steep or inaccessible roofs may require inspection with a drone.
- Square footage. Larger roofs require more time and possibly even more people to inspect.
- Condition. A damaged roof can be dangerous to inspect and will take more time.
Post–roof inspection steps
Once you receive your roof inspection report, review it carefully. If the inspector found your roof damaged, you may need to arrange repairs.
A roof repair costs $1,150 on average, though serious roof problems can cost around $8,000,[1] especially if there’s severe water or electrical damage. Replacing the roof costs an average of just over $21,000.[2]
If you’re a homebuyer, you’ll ask the seller to fix the roof before the sale proceeds, or give you a credit to have it fixed yourself. This report can be very useful during negotiations, even if it finds flaws in the roof.
“A seller I worked with recently received an inspection objection requesting $8,000 in roof repairs on a home priced at $625,000,” says Pedraza of The California Home Buyer. “By reviewing the specifics and providing documentation that the roof had 5 years left per the inspector's report, we negotiated the request down to a $3,000 credit. This allowed the sale to proceed smoothly.”
Even if the sellers won’t always agree to one of these steps, but even if they don’t, you still have options.
Homeowners can do several things to preserve and extend the lifespan of their roof, including:
- Getting regular inspections to address modest damage before it becomes serious
- Trimming trees so branches don’t damage the roof or gutters
- Clearing gutters and downspouts to keep water from your roof
- Monitoring your roof for signs of destructive moss, fungi, or algae
- Make sure you have adequate insulation and ventilation to protect your roof from extreme temperatures
- Reinforce your roof with sealants or metal flashing
- Don’t power wash your roof; it can damage the shingles
How to find a roof inspector
The best way to find a roof inspector is word of mouth: ask for a personal referral from friends, family, or real estate agents who’ve worked with an inspector they liked. If no one has a lead for you, turn to online directories or social media to find a professional in your area.
Remember to always check online reviews, and get references if you can. Get quotes from multiple inspectors to make sure you’re paying a competitive rate.
Key questions to ask your roof inspector:
- How long have you been a roof inspector?
- Are you licensed and insured?
- Are you certified by the National Roofing Contractors Association (NRCA)?
- What’s included (and not included) in the price estimate?
- If they’re using a drone, are they certified to fly a drone in a residential area?
- How long will the inspection take?
- What is your backup plan in case of bad weather?
The bottom line
Your home’s roof is one of the most important — and arguably the most expensive — part of your home. A home with a damaged roof can quickly become uninhabitable or unsellable.
But the good news is that technological advances, including drones and infrared cameras, have made roof inspections easier to perform, and even better at detecting flaws in your roof.
Regular roof inspections can extend your roof's lifespan by pinpointing damaged areas, allowing you to fix them before they worsen. Considering that a new roof can cost as much as a new car, an annual roof inspection is one of the wisest investments you can make.
📊 About our data
Our team collected data from thousands of publicly available home inspector quotes and estimates from reputable websites such as Thumbtack and HomeAdvisor. This comprehensive dataset allowed us to calculate the low, average, and high-end costs for various types of home inspections.
For example, for roof inspections, we gathered data from 552 responses nationwide through Thumbtack.
We verified the data to calculate reliable averages. We aim to provide clear and accurate information, helping you make informed decisions about your home inspection needs.