Roof Inspection Before a Repair: What a Real One Actually Includes
A real roof inspection isn't a walkaround. Here's what the report should include, what it should cost, and how to read it.
Half the roof problems homeowners think they have are diagnostic errors — and half the ones they don't know about are hidden in the attic. A real inspection catches both.
What the exterior walk should cover
Every plane photographed, all flashings (chimney, wall, skylight, pipe boots), ridge and hip caps, valleys, gutters and downspouts, and a granule assessment.
What the attic walk should cover
Decking moisture readings, insulation compression, ventilation intake/exhaust ratio, nail exposure (frost), and daylight visibility at penetrations.
What the report should include
Written narrative + photo log with slope-by-slope callouts. Diagram of the roof with defects marked. Repair recommendations tiered by urgency.
Any inspection without an attic component is incomplete.
What it should cost
$0–$150 from a contractor bidding the repair. $250–$500 from an independent inspector (worth it before major work or for a real-estate transaction).
Frequently Asked Questions
- Is a drone inspection enough?
- For a quick assessment yes; for a pre-purchase or pre-claim inspection no — nothing replaces attic diagnostics.
- How often should I inspect?
- Annually after year 10, and always within 72 hours of a named storm.
Deciding between repair and replacement?
Price both paths side-by-side, then use the insurance guide to know what your carrier should cover.