Updated March 2026

Roof Inspection Guide

A roof inspection costs $150-$400. It takes about an hour. And it can save you thousands by catching problems before they become emergencies.[1]

Whether you are buying a home, selling one, or just want to know what shape your roof is in, here is what you need to know.

When You Need a Roof Inspection

There are four times you should get a professional roof inspection:

• Before buying a home. The roof is one of the most expensive things to replace. A $300 inspection can save you from a $12,000 surprise. See how a new roof affects home value.
• After a major storm. Hail, high winds, and fallen trees cause damage you cannot always see from the ground. Your insurance company will want a professional inspection before processing a claim.
• Every 3-5 years. Routine inspections catch small problems before they become big ones. A missing shingle today is a $50 fix. A leak that goes unnoticed for two years is a $5,000 repair.
• Before selling your home. Buyers will inspect your roof anyway. Getting ahead of it lets you fix issues on your terms and at your price.

What a Professional Inspector Checks

A qualified inspector walks the roof (or uses a drone) and checks every component. Here is what they are looking at:

Shingles

Cracking, curling, missing granules, lifted tabs, and missing shingles. They also check for proper alignment and consistent wear. A roof that looks like a patchwork quilt has probably been repaired multiple times, which is a sign it is near end of life. Here is how to tell when it is time to replace.

Flashing

Flashing is the metal that seals joints around chimneys, walls, vents, and valleys. It is the most common source of leaks. The inspector checks for rust, separation, and improper installation.

Ventilation

Poor ventilation shortens roof life and voids warranties. The inspector checks ridge vents, soffit vents, and attic airflow. Read the full ventilation guide.

Gutters

Clogged or damaged gutters cause water to back up under shingles. The inspector looks for proper drainage, secure attachment, and granule buildup (a sign the shingles are shedding).

Decking

The plywood under the shingles. An inspector checks for soft spots, sagging, and water damage. They often check this from inside the attic.

Attic

The attic tells a lot. The inspector looks for daylight coming through the roof, water stains on rafters, mold, inadequate insulation, and moisture buildup. These signs are invisible from outside.[2]

Chimney and Penetrations

Anywhere something pokes through the roof is a potential leak point. Chimneys, plumbing vents, exhaust fans, skylights. Each one gets its own inspection for sealant condition and flashing integrity.

DIY Inspection: What You Can See From the Ground

You do not need to climb a ladder to spot warning signs. Grab a pair of binoculars and walk around your house. Here is what to look for:

• Missing shingles. Easy to spot. Dark patches where shingles used to be.
• Sagging. The roofline should be straight. Any dip or sag means structural trouble.
• Granules in the gutters. Asphalt shingles shed granules as they age. A pile of granules in your gutters means the shingles are losing their protective layer.
• Damaged flashing. Metal pieces around the chimney or vents that look bent, rusted, or separated.
• Moss or algae. Green or black streaks on the roof. Algae is mostly cosmetic. Moss is worse because it holds moisture against the shingles.

If you see any of these, call a professional. A DIY look tells you something might be wrong. A pro inspection tells you exactly what is wrong and what it costs to fix.[3]

How Much Does a Roof Inspection Cost?

Many roofing contractors offer free inspections. That is fine, but know it usually comes with a sales pitch. An independent inspector has no incentive to sell you a roof you do not need.[1]

What the Report Tells You (and How to Use It)

A good inspection report includes:

• Photos of every issue found
• Estimated remaining life of the roof
• Recommended repairs with priority levels (urgent, soon, can wait)
• A general condition rating

Use the report to:

• Negotiate a home purchase. A roof with 5 years of life left is worth $10,000-$15,000 less than one with 20 years left. That is real money to negotiate off the asking price.
• Plan repairs. Fix the urgent items now. Budget for the rest. Here is how to decide between a repair and a full replacement.
• File an insurance claim. If storm damage is found, the report is your evidence. Learn how to file a storm damage claim.

Before-You-Buy Inspection Tips

If you are buying a home, the roof inspection can make or break the deal. Here is what kills deals:

Tip: if the seller recently had the roof "repaired" right before listing, ask for details. A fresh patch might be covering up a larger problem.

Storm Damage Inspection vs. Routine Inspection

These are different inspections with different goals.

After a storm, do not let a storm chaser pressure you into signing anything on the spot. Get your own inspection first. Then hire a local roofer you trust for the actual repair.[5]

Frequently Asked Questions

How much does a roof inspection cost?

$150-$400 for a professional inspection. Basic visual inspections are on the low end. Comprehensive inspections with attic access, photos, and a detailed report are on the high end. Drone and infrared scans can cost up to $600.[1]

How often should you get a roof inspection?

Every 3-5 years for a roof under 15 years old. Every 2-3 years for an older roof. Always after a major storm. And always before buying or selling a home.

Can I inspect my own roof?

You can do a ground-level visual check. Look for missing shingles, sagging, granules in gutters, and damaged flashing. But a professional inspection covers the attic, decking, ventilation, and hidden moisture that you cannot see from the ground.

What fails a roof inspection on a home sale?

Active leaks, structural sagging, shingles with less than 5 years of life, and improper flashing. These are the issues that make buyers ask for a full replacement or a price reduction.[4]