Roof Inspections: Should You Get One Before Buying a House?

Before you buy a house, schedule a major home repair, or even list your home for sale, a roof inspection can help you avoid expensive surprises. These inspections are designed to assess the condition of your roof and catch small issues before they become big ones—like water damage, mold, or costly repairs.

Whether you’re buying a home in Portland or looking to purchase a rental property in Boston, getting a roof inspection can give you peace of mind that one of your home’s most important systems is in good shape. So before you put that new roof over your head, why not get it checked out first? In this Redfin article, we’ll cover what roof inspections are, why they’re so important, and what inspectors look for.

What is a roof inspection?

A roof inspection is like a doctor’s appointment for your roof. During the inspection, the roof’s condition is evaluated by a professional to make sure it’s structurally sound and the materials aren’t damaged. While it’s often said that homebuyers should get an inspection before closing on a house, routine inspections can be valuable for any homeowner, especially after major storms or as the roof ages.

Why are roof inspections important?

In some situations, the need for a roof inspection can be obvious. If your home’s roof is leaking, an inspection can help you pinpoint the exact source and cause of the leak. If you’ve been impacted by a severe weather event such as a windstorm or hurricane, roof inspections can help identify any issues the storm may have caused. 

Roof inspections can be valuable to homebuyers because any issue that isn’t caught before you close the deal will become your responsibility if it isn’t promptly addressed. Whether you’re in the process of buying a house or have owned your home for years, a home inspection can detect issues that could cost you thousands of dollars in repairs down the road.

Expert insights on the importance of roof inspections:

“Regular roof inspections are essential for maintaining the integrity and longevity of your home, as they identify potential issues before they escalate into costly repairs,” says Josh Greenwald, owner of Between The Cracks Roofing. A well-maintained roof enhances heating and cooling efficiency, ensuring a comfortable indoor environment while reducing energy costs.

Derrick Hemmelgarn from Storm Guard Roofing and Construction adds, “Checking your roof regularly is like having a superhero vision for your house. It helps find and fix minor problems before they become big ones. This means stopping leaks, preventing water damage, and keeping mold and mildew away. Your roof does much for you, so why not give it a little TLC? Regular check-ups help your roof stay strong for a longer time. Checking your roof regularly is a smart move. You’re saving money in the long run by catching problems early and taking good care of your roof. It’s a cost-effective way to keep your home safe.”

Should you get a roof inspection if you’ve already had a home inspection?

While a home inspector will check out your home’s roof, they tend to do a general overview of the roof without going too in-depth. A certified roof inspector is specifically trained to check every aspect of your home’s roof and will do a much more detailed job since they don’t have to worry about inspecting other areas of the house.

“Home inspectors are great and I have several we highly recommend,” says Ward Metcalfe from Roofing Done Wright. “However, home inspectors are generalists. I would recommend getting an expert to inspect one of the most expensive systems on your home, the roof.”

Are there times when a roof inspection might not be necessary?

While roof inspections are a smart choice in most situations, there are a few cases where you might not need one:

• The home is brand new and covered by a builder’s warranty. New construction homes often include a warranty that covers roofing issues, though it’s still worth reviewing what’s included.
  
• You’re buying a condo or townhome with shared roofing. In multi-unit buildings, the roof is often maintained by an HOA, which may already have inspection reports or a maintenance schedule.
  
• The seller recently had a certified roof inspection. If the seller can provide a recent inspection report from a qualified professional, you may be able to review it with your agent instead of scheduling your own.
  
• You’re already planning to replace the roof. If a roof replacement is factored into your budget and plans, an inspection might be unnecessary.

Still, when in doubt, it’s often better to schedule a quick inspection than risk unexpected repairs after closing.

What do inspectors look for during a roof inspection?

A comprehensive roof inspection will cover every aspect of your home’s roof. Typically, roof inspections cover three main categories:

• Structural: checking the condition of rafters, trusses, ceilings, as well as other systems like chimneys, vents, and skylights.
• Material: Focuses on roofing materials like shingles. Inspectors check for damage, missing materials, staining, water damage, and rust.
• Interior: Covers areas that aren’t visible from the outside like ceilings, attics, and interior walls.

In all of these categories, roof inspectors are looking for damage, mold, leaks, holes, or pests that could compromise the integrity of the roof or have an adverse effect on living conditions inside the house.

How much do roof inspections cost?

The cost of a roof inspection can vary based on a variety of factors, including location, size, accessibility of the roof and crawl spaces, and the purpose of the inspection. It also matters who you hire, as certified inspectors are likely to charge more than a roofing contractor. In most cases, you can expect to pay between $125-$360.

How often should you get your roof inspected?

“A roof inspection is a simple way to keep your home protected and extend the life of your roof,” says Erik Emanuel, Sales Manager at Klaus Roofing Systems of Oregon. “Once your roof hits 10 years old, it’s smart to have it checked every five years to catch small issues before they turn into big problems. Keep an eye out for granules in your downspouts, missing or raised shingles, and discoloration—these are early warning signs. When a roof fails, the damage inside can be serious, so staying ahead of it is always the best plan.”

How are roof inspections performed? 

In most cases, roof inspections are carried out by having a professional climb onto the roof to physically check for potential issues. However, as Oregon-based Eugene Drone points out, technology can now be used to eliminate the potential hazard of navigating a roof. 

“A person can send a drone up on top of a roof and gather roof conditions without the risk of stepping through a rotted board or slipping and falling off a roof,” they say. “In just a few seconds the drone can snap a few pictures and through our computers, we can analyze roof conditions and outline any imperfections.”

How long do roof inspections take?

Roof inspections usually take one to two hours. The duration depends on the size of your home, the complexity of the roof design, and what the inspection is for. A small single-story home may only take an hour, while multi-story homes with complex layouts could take longer.

Inspections related to storm damage might also require more time, especially if the inspector is checking for issues beyond just the roof itself.

When should you schedule a roof inspection?

The most common times to get a roof inspection include:

• Before closing on a home
  
• After a major storm or weather event
  
• When signs of damage appear (leaks, missing shingles, etc.)
  
• Before or after a roof replacement or major repair
  
• Every few years as part of regular maintenance

Neglecting your roof can lead to bigger problems over time. Scheduling regular inspections can extend your roof’s life and protect the value of your home.