The price of a new roof has a drastic range of $3,000 to $30,000 depending on size, material, and pitch. For that reason, when looking to buy or sell a home, it’s important that you know condition of the roof.

Paying for a roof inspection can bring both buyers and sellers peace of mind about the purchase price of a home. As a seller, if you don’t consider the condition of the roof, you could easily overpay for the home. Causing you to end up investing thousands of more dollars than you budgeted.

We’re going to help you understand what a roof inspector versus a normal home inspector can do for your home sale. Read along as we dive into the details of what to expect for your roof.

Do I Need A Roof Inspection?

Your roof is your only line of defense from the elements: storms, snow, and extreme temperatures. If even a few shingles are damaged, the next time it rains you could have flooding in places you won’t see. That is until it seeps through your ceiling.

If you are a buyer, you likely have no idea the kinds of storms that your house has endured and certainly don’t know the last time it was replaced. Depending on the material, a roof’s lifespan is 15 to 30 years, but any external damage from things like extreme weather or storms can shorten that lifespan significantly.

Home Inspection vs Roof Inspection

Did you know that not every home inspector will investigate the home’s roof? If the home is more than 2 stories or is exceptionally steep, they won’t get on the roof. If they feel it’s unsafe for them, they won’t make the attempt, which is a good thing to know when paying for your typical home inspection.

Furthermore, both of those are different from a roof certification, which is often required by lenders. Whoever is insuring the home will be looking for at least 3 years of life left.

You can expect a typical home inspection to cost around $200 to $500. They don’t have one particular focus but look at many places in and outside of the home that could potentially be problems.

The average cost of a roof inspection is $220 but can range from $75 to $600. This inspection, provided by a trained professional, is specific to the roof. While they will notice any significant shingle issues, they will also check the gutters, downspouts, and chimneys.

It’s also possible that a roof inspector will use drones or infrared technology as well. Drones are perfect for roofs that are just too steep for safety, while infrared helps spot moisture and places that are leaking air.

Why Does This Benefit Me?

Unsurprisingly, a roof inspection benefits both selling and buying parties. Trying to hide damage has historically never gone well.


As a seller, you are going to be paying either way unless you have an as-is contingency. If the buyer or lender requires a roof inspection and it’s showing its age or signs of damage, you are going to have to replace it or make up for the cost somewhere else.

You may have to slash some of the price off of your house or concede on closing costs, but, either way, you will be losing money. Instead, you could have a roof inspection.

Best case scenario, everything looks great and now you know where to set your selling price. Worst case scenario, you pay for a new roof, and up your resale value by about $12,000 to $15,000.

There are certain circumstances where all you should have to pay is your insurance deductible. For instance, you can prove that damage from unforeseen acts of nature has injured your roof, and your insurance should pay to have that fixed.

In fact, some companies offer free roof inspections if they know a storm has been through the area causing damage. This is because once they have proof of weather damage, like hail, they know you’re more likely to hire them for the work that your insurance company is going to pay for.

One thing is for sure. The sale of your house won’t be tied up for weeks while you figure out what to do when your buyers demand a new roof. Your home sale will move quicker, and you’re more likely to receive your asking price after having a roof inspection.


As a buyer, a roof inspection benefits you the most! Knowing the state of the roof puts you in the best position to counter offer and know what to expect moving forward with the home.

The only thing you have to lose is the cost of paying for the roof inspection. However, if the outcome of not having one could result in you paying for thousands of dollars of home damage on top of the cost of replacing the roof, it’s a worthy cost.

If your inspection report comes back that the roof is damaged or outside of its lifespan, you are in the perfect position to negotiate. You could ask that the seller pays for the work and wait for the project to be completed before buying. On the other hand, you can opt to have the seller give you a credit. Then you can opt to have the work done yourself.

It’s a good idea to get an estimate for the roof replacement so that you know what option works best in your favor. Another important thing to confirm is the legality of the replacement and the company performing the replacement.

If the roof inspection report comes back that it’s in good condition and still has years left on its lifespan. You now have peace of mind.

Now, you can budget appropriately for when it’s time for its replacement.

Get an Inspection

Whether you are a buyer or a seller, a roof inspection is an important part of the home inspection checklist. It can save you money and a lot of future headaches.

Don’t put off until tomorrow what needs to be dealt with today. If you are in the market for a new roof, check out our services, and we’ll give you a helping hand!

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