What a roof inspection covers and what it costs

A real inspection covers four areas

Anything less than this is a sales visit rather than an inspection, whatever it is called.

• The roof surface: shingle condition, granule loss, damage by plane
• Penetrations and transitions: chimneys, walls, valleys, skylights, pipe boots
• Drainage: gutters, downspouts, valleys, evidence of backup or overflow
• The attic: decking condition, staining, insulation moisture, ventilation balance

The report matters more than the visit

You are paying for evidence. The report should be dated, identify the property, show photographs tied to specific locations on the roof, describe condition rather than only recommending work, and separate urgent items from planned maintenance.

That document is what supports an insurance claim, a warranty claim, a price negotiation on a sale, or simply a decision to wait another two years.

Free inspections versus paid inspections

A free inspection is usually a sales assessment by a company hoping to do the work. That is not automatically bad, and after a storm it is often how claims start. Just be clear that the incentive is to find work.

A paid, independent inspection with no bid attached is the right choice when you need a neutral opinion, such as before buying a house or when two contractors disagree.

Before you let anyone on the roof

Check the contractor's licence in the DPOR lookup and confirm they carry liability and workers' compensation cover. Someone injured on your roof without cover becomes your problem.