Roof inspections in the US cost $200-$600 for residential properties depending on size, location, and inspection scope. Standard inspections average $300-$400, while specialized assessments using thermal imaging or moisture detection cost more. Commercial inspections range $500-$1,500 based on building size. Many contractors offer free inspections when scheduling repair or replacement work.

A comprehensive roof inspection includes exterior examination of roofing materials, flashing, valleys, and drainage systems; interior assessment of attic ventilation, insulation, and water damage signs; evaluation of structural components, fascia, and soffits; and detailed written report with photo documentation outlining findings, repair recommendations, and cost estimates for necessary work.

Property owners typically pay for roof inspections, though costs vary by situation. Homebuyers often pay for pre-purchase inspections protecting their investment. Sellers sometimes pay to address issues before listing. Insurance companies may require inspections for coverage, with costs borne by policyholders. Some contractors offer free inspections when scheduling repairs or replacement.

Free roof inspections can be valuable but understand the provider may have sales incentives. Paid independent inspections offer unbiased third-party assessments without pressure to purchase services. Free inspections work well when you trust the contractor and plan repairs. For insurance claims or real estate transactions, paid inspections from certified inspectors provide more credible documentation.

While homeowners can perform basic visual inspections from the ground, professional inspections are recommended for comprehensive assessment. Climbing on roofs is dangerous without proper safety equipment and training. Professionals detect hidden issues like moisture intrusion, structural problems, and improper ventilation that untrained eyes miss. Self-inspection can identify obvious damage but shouldn't replace periodic professional evaluations.

Roof inspections typically last 45 minutes to 2 hours depending on property size, roof complexity, and inspection scope. Simple residential inspections take under an hour, while large homes or commercial properties require 2-3 hours. Inspections using specialized equipment like thermal imaging or moisture detection take longer. Written reports are usually delivered within 24-48 hours.

If a roof fails inspection, the inspector provides detailed findings about specific problems, repair recommendations, and urgency levels. Property owners can address issues through repairs or replacement depending on damage extent and roof age. For real estate transactions, buyers may negotiate repairs or price reductions. Failed inspections aren't rejections but informative assessments helping prioritize necessary work.

Prepare for roof inspection by clearing attic access, removing stored items blocking roof access areas, trimming tree branches touching the roof, ensuring inspector can access all building sides, providing previous inspection reports or repair records, and listing specific concerns or problem areas. Clear communication helps inspectors focus on your priorities.

Spot bad roofing jobs by checking for uneven shingle lines, improperly sealed flashing, exposed nails, missing drip edge, inadequate ventilation, reused materials, and debris left on property. Look for mismatched shingles, improper overlap patterns, and bubbling or rippling surfaces. Professional inspections identify poor workmanship that may void warranties or cause premature failure.