How much does a roof inspection cost?
Updated
Short answer
Inspecting the roof yourself costs nothing: a pair of binoculars from the ground and a walk through the attic, 30 to 60 minutes in all. A roofer charges $100 to $300 to inspect it, which puts someone on the roof who knows what a failing flashing looks like, and many roofers waive the fee if they get the repair. The free check catches the obvious. The paid one catches the subtle, and it's worth paying for after a big storm or on a roof getting old.
Cost breakdown
| Item | DIY | Pro |
|---|---|---|
| Materials | $0 | included |
| Tools you may need to buy | none | included |
| Labor | your time | $100 to $300 |
| Total | $0 | $100 to $300 |
The DIY column is binoculars and a flashlight for the attic, both already in the house. The pro column is a roofer or a home inspector on the roof, with a written report and photos.
What drives the cost
- The roof. A single-story roof with a gentle pitch is quick. A steep, tall or complicated roof takes longer and more safety gear, and some inspectors use a drone instead.
- Who does it. A roofer may charge less, or nothing, hoping for the repair work. A home inspector or an independent roof inspector charges a flat fee and has no repair to sell.
- The report. A verbal walk-through is cheaper than a written report with photos, and the written one is what an insurance claim or a sale needs.
- Infrared. An inspection with a thermal camera to find wet insulation under the surface costs more.
- The reason. A routine look is the low end. An inspection for a storm claim, with the documentation an insurer wants, is the high end.
DIY vs. pro
The ground and attic check is yours, and it's most of the inspecting a roof needs: how often to inspect a roof is twice a year and after any big storm, and binoculars from the ground show lifted shingles, missing tabs, and granule loss, while the attic shows daylight and water stains.
Pay the $100 to $300 when the roof is past 15 years, when the ground check shows something you can't judge, after hail or a wind storm when a claim might follow, and before buying a house. What you shouldn't do is walk the roof yourself to save the fee. The fall costs more than any inspection.
FAQ
How much does a roof inspection cost?
$100 to $300 from a roofer or an inspector, and often free from a roofer who hopes to do the repair.
Is a free roof inspection a good idea?
It's fine for a look, but the roofer offering it wants the repair. For an independent opinion, pay a home inspector or a roof inspector who doesn't do the work.
How much does a drone roof inspection cost?
About the same as a walked inspection, and it's the safer choice on a steep or tall roof.
Should I inspect my own roof?
From the ground and the attic, yes, twice a year. Don't climb onto it. A roofer with the right gear and a harness is cheap by comparison.