How Much Does a Home Roof Inspection Cost? [2024 Data]

What’s Included in a Roof Inspection?

Wondering what you should expect in a roof inspection? It should involve both a structural inspection and an inspection of the shingles.

The structural inspection will involve checking the supporting components of the roof structure, such as trusses and rafters. The inspector usually can see these items by visiting the attic. Sagging in the ceilings or leaning walls also may indicate a structural problem.

The inspection of the shingles will involve looking for any missing, loose, or torn shingles. Rust stains or staining from algae or moss may indicate problems with the shingles. The inspector may also look at the flashing, gutters, and soffits and fascia material.

Roof inspector bills are typically quite straightforward, and most professionals charge a flat fee. Afterward, you should receive a basic report included in the inspection cost. 

Expect your cost breakdown to include:

• Inspection fee

• Fees for additional experts such as the drone operator

• Certification letter fees

Roof Inspection Cost Factors

The total cost of your roof assessment will depend on the size and style of your roof, the overall accessibility, and the extent of your roof’s damage. The more time it takes to access and inspect your roof, the more you can expect to pay. 

Type of Roof Inspection

A physical inspection is the least expensive type of inspection—it’s also the most basic. Some homeowners require a more in-depth inspection or have an inaccessible roof. In this case, you could pay anywhere from twice to six times as much for a drone or infrared inspection. 

Roof Square Footage

While most local roof inspectors charge a flat fee, some will charge you by the square footage of your roof. Expect an added surcharge if you have a larger-than-standard roof. 

Extent of Damage

A severely damaged roof may take longer to inspect. Some inspectors may charge an additional fee for inspections that take more than a certain amount of time. 

Shingle and Roofing Style

Different types of roofing material require different areas of expertise to properly inspect for damage. For example, you’ll pay more to have a slate roof inspected than to have standard asphalt shingles inspected. 

Roof Slope and Accessibility

Roofs that are very high or steep are more difficult for inspectors to access, which can increase the cost to inspect them. Special equipment such as high-zoom binoculars may be required, or you may have to upgrade to a more expensive option such as a drone inspection or infrared assessment.

Location

Photo: Тарас Нагирняк / Adobe Stock

We all know that prices run the gamut across the country for everything from groceries to real estate. Standard home services like roof inspections act the same way. You'll find different price ranges in your region depending on the cost of living, the common sizes of homes in your area, and if your town has a large number of historic buildings with complex roofs.

Let's look at a few popular regions:

Roof Inspection Cost by Inspection Type

There are three main types of roof inspections. A physical inspection is traditional, but you may need a different type of inspection if your roof is inaccessible or has a steep pitch.

Physical Roof Inspection Cost

Relatively flat and easily accessible roofs will receive a traditional physical inspection. These will cost between $75 and $200 on average. Check with your insurance to see if it covers the cost of this inspection. During the visit, the inspector will inspect the roof, interior, and related structural elements for signs of:

• Structural decay

• Water damage

• Moss, mold, or algae

• Worn building materials

• Interior leaks

• Pests

• Holes or storm damage

“These basic inspections usually consist of checking your roof for any holes or areas of visible damage,” says Eric Gonzalez, Angi Expert Review Board member and president of Regions Commercial Roofing, with locations in five states. “Other things contractors check for are hail damage, wind damage, or if a manufacturer’s defect exists.” 

Drone Roof Inspection Costs

If your roof is too steep or possibly unstable to walk on, an inspector may use a drone to help. This type of inspection allows everyone to stay safe on the ground as the flying robot checks the exterior for damage while taking pictures for you, your contractor, or your insurance company. These inspections will run from $150 to $400. Your insurance could potentially cover this type of inspection.

Infrared Roof Inspection Costs

Some roof issues are nearly impossible to detect until they've caused significant damage. But infrared technology can speed up the process, catching leaks and cracks long before they become a more critical issue for your home. Due to their complexity, expect to pay between $400 and $600.

A qualified UAV pilot will send a drone over your roof equipped with infrared technology. The photos will capture areas with unbalanced levels of heat and moisture, all of which can be a sign of saturated insulation, cracks, or breaks in the seal of your roof. Sometimes contractors use third parties to perform these inspections, so the cost is a little higher.

Some roof contractors will offer “free” inspections during the roofing estimate process before writing up a quote for the work. Depending on the service, this may not be as extensive of an inspection or meet the requirements of your lending or insurance company.

Additional Roof Inspection Costs to Consider 

You may want to splurge on some other services beyond a roof inspection. It’s especially important to make recommended repairs to preserve the life span of your roof. Here are some common additional expenses.

Attic Inspection

An attic inspection costs between $200 and $500 on average. This can help catch issues that aren’t visible on the surface of the roof—such as wood rot, water damage, mold, holes, and poor ventilation. Sometimes attics are included in a roof inspection, so check with your inspector.

Roof Certification

A typical roof certification costs between $75 and $200. This document, which is issued after an inspection, details the general condition of your roofing materials and estimates when you’ll likely need to replace your roof. Homeowners choose to get roof certifications because:

• They give confidence to potential buyers

• They’re a requirement for certain mortgage lenders

• They provide peace of mind 

Roof Repairs 

If your roof inspection identifies problems, you may want—or need—to make repairs. For the typical homeowner, roof repairs typically cost between $400 and $1,800, though they could cost more than $7,000 if there are serious structural issues.

Sometimes repairs aren’t possible or economical. In this case, a roof replacement costs an average of $9,000. You may spend more depending on the size and pitch of your roof.

Can You Inspect a Roof Yourself?

For your own safety, you should never attempt to perform a roof inspection yourself, especially if you are unsure of the stability of your roof. Additionally, many banks and insurance companies will not accept a self-inspection to move forward on a project.

However—and this is a big however—you can and should perform simple inspections of your roof from the ground. Look for loose shingles, stray branches, or damaged eaves, particularly after a storm.

You can also regularly perform a thorough search for issues inside your home, particularly in the attic and where the eaves meet the edges of your walls.

When to Get a Roof Inspected 

The National Roof Certification and Inspection Association recommends calling your roof inspector in four common situations:

• Large branches landing on the roof

• Missing shingles

• Loose or sagging gutters

• Torn shingles blown onto the ground

• Large amounts of asphalt shingle granules in the gutters

• Severely discolored shingles from rust, moss, or algae

• Water stains on the ceiling

• Active leaks during a storm

• Mold in the attic or on the attic insulation

• Damp odors in the attic

Overall, this means you should have a certified and trained inspector taking a look at your roof at least once a year for potential problems. You also will want to have an inspection after a major storm.

How to Hire a Roof Inspector 

Your roof inspector should have certified experience and extensive training to perform an inspection on your home. For example, Gonzalez recommends looking for an inspector with certifications from the National Roofing Contractors Association (NRCA).

Once you've narrowed down your list of local roof inspectors, peruse recent customer reviews to ensure past clients had a smooth process from appointment to payment. “When it comes to roof inspections and cost, property owners should seek to create a long-term relationship with a reputable contractor,” says Gonzalez. “This can help save costs in the long run as contractors may seek to establish long-term relationships that in turn can provide property owners with better year-to-year inspection costs.” 

If you are hiring a roof inspector for an upcoming repair, call your home insurance company to see if they have a preferred specialist. It’s always a good idea to get quotes from at least three different specialists so you can see what the going rate is in your area. 

Tips to Save on Roof Inspection Costs 

For the typical homeowner, there’s not a huge range of roof inspection prices. Nonetheless, there are a few ways you can save a little cash—especially if you know your roof requires a repair.

1. Bundle Your Inspection With Repairs

If you know you need roof repairs, you can save on the cost of inspection by bundling these jobs together. Most contractors perform a free (or very low cost) roof inspection before making repairs so they can diagnose the issue and give you a proper quote.

2. Keep Up With Inspections

Make sure you keep up with regular inspections, especially as your roof ages. You’ll save money in the long run by fixing small issues before they spiral into bigger problems. Most homeowners should inspect their roof annually and after major storms. 

3. Mind the Warranty

Most roofing warranties require an annual inspection. Even so, you can save money in the long run by making repairs while your roof is still under warranty.  Keep in mind that metal roofing, in particular, has notoriously short manufacturer warranties, and many insurance companies won’t pay for a roof replacement. To avoid high metal roof costs, catch issues before they spiral into a full-on replacement.

Nick P. Cellucci contributed to this piece.