How much does a roof inspection cost in Virginia?

There is no single Virginia price for a roof inspection, and a quote you can trust says exactly what it covers. What you pay depends on who does it and why: a home inspector checking the roof as part of a whole-house report, a roofer looking at a problem before quoting a repair, or a more detailed walk-on inspection with photos for a sale, an insurance claim or an older roof. The size, height and material of the roof, and how much of it can be seen safely, drive the rest.

Who is inspecting, and why

A home inspector, as part of a home inspection. When you buy or sell a house, the roof is one section of the report. In Virginia, the written contract must state the cost of the home inspection and list all areas and systems to be inspected.^[1] Both the client and the inspector must sign it before work begins or payment is accepted,^[1] and any change to the cost or scope has to be in writing and signed by both.^[1] The roof section covers the roof covering, ventilation, gutters and downspouts, flashing, skylights, chimneys and penetrations, roof framing and sheathing, the attic and attic insulation.^[2]

A roofer, before a repair or replacement. A roofer's inspection is usually tied to a quote. Some roofers do not charge for it when they are bidding on the work; others charge a set fee or credit it against the job. Ask which before they come out.

A stand-alone roof inspection. For an older roof, a house you are about to list, or a roof you want documented before storm season, you can pay for a separate inspection and report.

What drives the price

These are the things that make one quote higher than another:

• Roof size and shape. More square footage, more valleys, dormers and chimneys mean more to look at and more joints where leaks start.
• Height and steepness. A steep or two-storey roof takes more time and safety equipment to inspect up close, and some roofs cannot be walked at all.
• Material. Slate, tile and some metal roofs can be damaged underfoot and may need a different approach than asphalt shingles.
• Method. A look from the ground or the eaves costs less than a walk-on inspection. Some inspectors use a drone on roofs that are unsafe to walk. In Virginia home inspections, the method of inspecting the roof covering must be noted and explained,^[2] so you can see what you paid for.
• The attic. Checking the underside of the roof deck takes time, and it is where many leaks show first. Make sure it is included.
• The report. A one-line note on a quote costs less than a written report with dated photos. Photos are worth having for a sale or an insurance claim.
• Certification. A written certification of a roof's condition is a different service from an inspection report. Ask whether one is included and what it covers.
• Timing. After a big storm roofers are busy, so ask about the fee and the wait before booking.

What a home inspection fee does not buy

A Virginia home inspection contract may exclude things that people often assume are part of a roof inspection, including the remaining life of a component and the methods, materials or costs of corrections.^[1] If you need a repair price or an estimate of how many years are left, you will need a roofer's inspection and written quote as well.

Inspections and insurance claims

After a storm, you may not need to pay for an inspection to start a claim. After you report a loss, the insurance company assigns a company representative to check the damage and determine how much will be paid.^[3] Check your deductible first. Some homeowners policies carry a separate wind or hurricane deductible, written either as a flat amount, such as $1,000, or as a percentage of the insurance on the dwelling.^[3] Most homeowners policies cover the reasonable costs of emergency clean-up and temporary repairs,^[3] such as a tarp. Virginia's Bureau of Insurance also advises that you do not sign any contracts for major repair until the company representative has determined how much damage there is and how much the company will pay.^[3]

Free inspections and storm chasers

Free inspections offered at the door after a storm are where homeowners get into trouble. DPOR's advice is plain: "Be wary of door-to-door solicitations promising repairs at a discounted price."^[4] Read anything you are asked to sign after an inspection, because any bid or estimate you sign may become the contract.^[5]

What to ask for in a written quote

Ask each company to put these in writing before the visit:

• what the inspection covers: roof surface, flashing, gutters, ventilation and the attic;
• the method: from the ground, the eaves, a drone, or walking the roof;
• whether you get a written report with photos, and when;
• the fee, and whether it is credited if you hire them for the repair;
• the company's Virginia licence number.

For the repairs that follow, DPOR's guide says to get at least three written bids or estimates^[5] and to be wary of any bid substantially lower than the others.^[5] DPOR also advises that you limit the deposit to 10 percent or $1,000, whichever is less.^[4]

When to call a licensed pro

Any inspection that involves getting onto the roof is a job for a professional with the right safety gear. Work valued at $1,000 or more needs a valid Virginia contractor's licence,^[5] and you can check a roofer or a home inspector using DPOR's License Lookup or by calling (804) 367-8511.^[4] How to check a contractor's licence walks through it.

To see what you should get for your money, read what a roof inspection includes and when to get one. If the inspection points to replacement, see what a new roof costs in Virginia. Browse roof inspection services or all exterior answers. On Loclis, a business can answer a job with an estimate visit, free or paid, and a paid visit's fee comes off its price if you hire it; see pricing.

Describe your roof and ask for an inspection quote, and licensed local roofers quote or offer to come and look.