A roof inspection costs anywhere from nothing to about $450, depending on who does it and why. Ours is free. A home inspector’s roof section typically runs $150 to $250, and a standalone independent inspector typically runs $200 to $450.
The short version
- A free inspection from a roofer costs $0, but it is also a sales visit, so you should know that going in.
- An independent inspector is the better pick for a claim dispute or a house sale, and it costs money.
- Drone, heat-scan, certification and engineer visits are separate jobs with their own prices.
- Size, steepness and how hard the roof is to reach push the price up.
- Paying for an inspection and then fixing nothing is still money well spent if it tells you the roof is fine.
How much does a roof inspection cost?
The price depends on the kind of inspection. This Old House puts the national average at $331 (opens in a new tab), with most homeowners paying between $125 and $571. Around Ellicott City, the ranges we see are below. They are typical ranges, not a price list.
| Type of inspection | What it typically runs |
|---|---|
| Contractor inspection (ours) | $0 |
| Home inspector’s roof section, bundled with a house inspection | $150 to $250 |
| Standalone independent inspector | $200 to $450 |
| Drone pictures, when the roof is too steep or fragile to walk | $200 to $450 |
| VA/FHA roof certification | $150 to $400 |
| Heat scan or moisture check | $400 to $700 |
| Structural engineer’s letter | $600 to $1,500 |
The first three are the ones most people mean. The rest are extras that come up in special cases, and none of them is part of a regular inspection.
Why is our roof inspection free?
Our roof inspection is free because it is how we meet a roof before anyone talks about work. It includes a walk on the roof, a look at the flashing, valleys and gutters, and a look at the attic when it is safe to reach. You get a written report with photos, the pitch and a measured square count, and there is no obligation to book anything.
Here is the honest part. A free inspection is a sales visit, and the person doing it is paid when contracts close. That is why we keep the report separate from any price. For the full list of what the visit covers, see our article on what a roof inspection includes, or look at the free roof inspection page.
When is it worth paying for an inspection?
It is worth paying for one when you need an opinion from someone who gains nothing from the answer. Two cases come up most:
- A claim dispute. If you and an insurance adjuster disagree about storm damage, an independent report carries more weight than a contractor’s.
- Buying or selling a house. A buyer who wants a roof opinion with no stake in the repair should pay for one.
This Old House notes that an inspection can help (opens in a new tab) when you are buying or selling a home, and that an insurance company may ask for one if you file a claim for storm damage. Your policy and the adjuster decide what happens next, so check what yours says.
What do the add-ons cost, and when do you need them?
Most homeowners never need the add-ons. They matter in a few cases:
- Finding the exact spot a leak comes in. Attic tracing, a hose test or a moisture meter typically runs $150 to $400. A free inspection tells you where the likely trouble spots are, but it does not hunt down one drip.
- A heat or moisture scan. Typically $400 to $700. This Old House says infrared inspections are the priciest type, often $400 to $600 (opens in a new tab).
- A VA or FHA roof certification. Typically $150 to $400. Some loans ask for a form saying the roof has life left.
- An engineer’s letter. Typically $600 to $1,500. A roofer can say a ridge looks like it is sagging. Only an engineer can say what is wrong with it.
What makes one inspection cost more than another?
Time on the roof is what you pay for, so anything that slows the inspector adds to the bill. A big roof takes longer than a small one. A steep roof with lots of angles takes longer than a plain gable. A roof under thick trees or behind a fence is slower to get to.
The visit itself is short. Ours takes one to two hours, and This Old House says the whole thing can run 45 minutes to four hours (opens in a new tab). A roof that cannot be walked, such as one that is steep or fragile, is where drone pictures come in at $200 to $450. A drone alone cannot lift a shingle to see where the nails went, so it is a second best.
Do you have to pay every year?
You do not have to pay anything to keep an eye on your roof, because a lot of the checking is free. The Asphalt Roofing Manufacturers Association says a roof should be examined in the spring and in the fall (opens in a new tab). It suggests starting from the ground or an upstairs window, and it says only roofing professionals should climb onto a roof.
So the cheap routine is a look from the ground twice a year and a look at the underside of the roof deck from the attic. Call someone when you see a stain, a missing shingle or a pile of granules in the gutter. After a bad storm, our guide to spotting storm damage tells you what to look for first.
Common questions
Is a free roof inspection worth it?
Yes, as long as you know what it is. You get a written report with photos and a remaining-life estimate for no money. You do not get an independent opinion, so if a lot is riding on the answer, pay for a second one.
Does a roof inspection cost more after a storm?
The price does not usually change, but the wait does. Scheduling is typically 2 to 5 business days, and after a storm it can be 1 to 3 weeks. If water is coming in right now, call us instead. The phone is answered 24/7.
Should I get a repair quote at the same time?
It is smart to ask, since the inspection will show what needs doing. A quote after our inspection is free too. If you want a sense of the numbers first, see what roof repairs typically cost.
What to do next
If you would rather start with the free option, book a free roof inspection and keep the report whatever you decide. If you need an independent view, hire an independent inspector and bring the report to us if you want a quote.
