Roof Inspection Cost Calculator
A roof inspection costs $100 to $400, with a national average of $280. A physical inspection on the roof runs $75 to $200, a drone inspection $150 to $600 and an infrared scan $400 to $600, and a roof certification for insurance or a sale adds $75 to $200. Enter your home and the kind of inspection for a price, with the add-ons.
Your inspection
Commercial is priced per sq ft.
Physical is the cheapest.
Sets the drone price.
For a commercial building.
Adds $75 to $200.
Adds $200 to $500. Homes only.
any type, HomeGuide average
none selected
inspection plus add-ons
on site, by roof size and damage
business days for the written report
HomeGuide average for minor repairs
National averages from HomeGuide. Commercial prices are rounded to the nearest $5. Local rates, roof pitch and access move the price.
Got the report back?
An inspection ends in a repair, a replacement or a clean bill of health. These pages price the first two.
Roof inspection cost by type
HomeGuide puts the average roof inspection at $100 to $400, with a national average of $280 and reported jobs from $75 to $1,200. The kind of inspection moves the price most:
| Inspection | Cost | How it works |
|---|---|---|
| Physical | $75 to $200 | An inspector climbs onto the roof and into the attic, with no special equipment. |
| Drone, visual | $150 to $600 | A camera drone photographs the roof from the air, priced by home size. |
| Infrared, thermal | $400 to $600 | Thermal scanners, usually on a drone, find trapped moisture. |
| LiDAR, 3D mapping | $400 to $800 | Laser pulses build a measured 3D model of the roof. |
A physical inspection is the most common kind and the only one that can test materials by hand, but walking a steep or high roof carries risk. Infrared works because wet areas hold heat longer than dry ones, so leaks under the surface show up as hot spots. The physical, infrared and average figures are from HomeGuide’s roof inspection guide of December 8, 2025; the drone and LiDAR figures are from its drone inspection guide of January 6, 2026. The older guide gives drone inspections a lower $100 to $450.
Beyond the type, roof size and age matter most: an older roof usually has more problems and takes longer. A steep pitch, several stories or a hard-to-reach attic add time, and winter rates rise because snow makes walking the roof impossible.
Drone roof inspection cost by home size
HomeGuide’s drone guide puts a standard visual drone inspection at about $375 for most homes, by home size:
| Home size | Drone inspection |
|---|---|
| 1,000 to 1,500 sq ft | $150 to $250 |
| 1,500 to 2,000 sq ft | $200 to $350 |
| 2,000 to 2,500 sq ft | $300 to $450 |
| 2,500 to 3,000 sq ft | $400 to $600 |
Some drone inspectors charge by the hour instead, at $100 to $350 or more. Commercial drone pilots need an FAA Part 107 remote pilot certificate, and airspace rules near airports can add permits or cost. A drone keeps the inspector off the roof and reaches steep or high areas, but it cannot feel for soft spots, it needs decent weather, and trees or power lines can block the view. Most residential drone flights take 30 to 60 minutes.
Roof certification and the inspection report
A roof certification adds $75 to $200. The inspector issues a letter stating the roof’s condition and how long it should last, for an insurer or a home sale, and only certifies a roof that is leak-free with 2 to 5 years of useful life left, after any repairs are done. It records the roof’s age, material, pitch, layers, square footage, past repairs and signs of damage, and it is an expert opinion, not a guarantee against leaks. HomeGuide adds that many mortgage lenders want at least 3 years of useful life left in the roof. Insurers have their own rules on older roofs; our guide to whether insurance covers roof replacement covers them.
The report comes with the inspection at no extra charge, usually 1 to 2 business days later. A good one runs 3 to 4 pages: the address, date and inspector, the scope and limits of the inspection, the roof’s size, material, pitch and condition, itemized findings with photos, recommended and urgent repairs, and often a repair estimate.
Commercial roof inspection cost
A commercial roof inspection costs $200 to $600 on average, or $0.05 to $0.10 per square foot of roof. A 10,000 square foot roof works out to $500 to $1,000. HomeGuide notes that many commercial roofers offer free inspections in the hope of getting the job that follows. On flat roofs a leak often shows up far from the hole, which our flat roof cost guide explains, so the inspection is worth having before any work is agreed.
What a roof inspection checks
HomeGuide’s checklist groups what an inspector looks for into four areas, on the roof and inside the attic:
- Structure: cracks and leaks, chimneys, skylights and vents, fascia, drains, gutters and downspouts, sagging, standing water and signs of termites.
- Water intrusion: leaks in ceilings, walls, attics and crawl spaces, and stains, mold or rot.
- Materials: rusted metal or rotted wood, cracked caulking, damaged or missing flashing, and missing, curled or cupped shingles.
- Workmanship: how the roof looks for its age, nail pattern, overhang and shingle placement, and the underlayment.
Most inspectors check the attic as part of the job. A separate attic inspection, which looks at the structure, insulation and ventilation, costs $200 to $500; our attic ventilation calculator shows how much vent area the attic should have. The signs you need a new roof checklist covers what you can see from the ground first.
How often to inspect, and how long it takes
HomeGuide’s two guides differ. The roof inspection guide recommends your own check twice a year and after any big storm, with a professional inspection every 3 years for a shingle roof and every 5 for tile. The drone guide says every 2 to 3 years, more often once a roof is over 15 years old or after storm damage. The roof inspection guide also calls for a professional inspection before buying a house, after a new roof goes on and when switching insurers.
A professional inspection takes 45 minutes to several hours on site, depending on the roof and the damage, and a certification inspection 30 minutes to an hour. Drone flights mostly take 30 to 60 minutes, from 20 on a simple roof to 90 on a complex one. Reports follow in 1 to 2 business days.
Free inspections, and who to hire
Some roofers inspect free with an estimate, hoping to win the job, and an insurer inspects at no charge when it investigates a claim, though that inspection can affect your premium and coverage. HomeGuide warns that an unsolicited free inspection is a common start to a roofing scam.
Roof inspections are done by home inspectors, roofing contractors and licensed builders. A home inspector has no stake in the repair, while a roofer benefits from finding damage. HomeGuide suggests an inspector with more than five years in business, certified by InterNACHI or the NRCIA, three quotes for the same kind of inspection, and paying in full only when the report arrives. In a home purchase, the buyer pays for the home inspection, $250 to $400, which includes a visual or physical look at the roof covering.
What this page does not give
- Local prices. These are national averages; your area may differ.
- Homes over 3,000 square feet. HomeGuide’s drone table stops there.
- Time on commercial roofs. Our sources do not publish it.
- Insurance and state rules. Whether an insurer requires an inspection depends on the policy and the state.
Sources
- HomeGuide roof inspection cost guide, dated December 8, 2025: average and range, physical and infrared prices, certification, the report, cost factors, attic and commercial inspections, frequency, timing and hiring.
- HomeGuide drone roof inspection cost guide, dated January 6, 2026: drone prices by home size and type, hourly rates, timing, frequency and insurer acceptance.
- Both read on November 4, 2026. Totals and the commercial example are our arithmetic. Every source is listed on the methodology page.
Related cost guides
Roof inspection cost FAQ
What is the average cost of a roof inspection?
HomeGuide puts the national average at $280, with most homeowners paying $100 to $400. Its reported jobs run from $75 at the low end to $1,200 at the top. A physical inspection on the roof is the cheapest kind, at $75 to $200.
How much does a drone roof inspection cost?
$150 to $600, and about $375 for a standard visual inspection, according to HomeGuide's drone inspection guide, which prices it by home size: $150 to $250 for 1,000 to 1,500 square feet up to $400 to $600 for 2,500 to 3,000. HomeGuide's general roof inspection guide gives a lower $100 to $450.
How much does an infrared roof inspection cost?
$400 to $600. Thermal scanners, usually on a drone, map trapped moisture: wet areas hold heat longer than dry ones, so they show up as hot spots that pinpoint the problem areas.
How much does a commercial roof inspection cost?
$200 to $600 on average, or $0.05 to $0.10 per square foot of roof, according to HomeGuide. A 10,000 square foot roof comes to $500 to $1,000. Many commercial roofers inspect free in the hope of winning the job.
How much does a roof certification cost?
$75 to $200 on top of the inspection. The inspector issues a letter stating the roof's condition and life expectancy for an insurer or a sale, and only certifies a roof that is leak-free with 2 to 5 years of useful life left, after any needed repairs are done.
Are roof inspections free?
Sometimes. Some roofing contractors inspect free with an estimate, hoping to get the job, and an insurer inspects at no cost when investigating a claim, though that inspection can affect your premium and coverage. HomeGuide warns that unsolicited free inspections are a common start to roofing scams.
How long does a roof inspection take?
A professional inspection takes 45 minutes to several hours, depending on the roof size and the damage. Most drone inspections take 30 to 60 minutes. The written report usually follows 1 to 2 business days later.
How often should you have your roof inspected?
HomeGuide gives two answers. Its roof inspection guide recommends a professional inspection every 3 years for a shingle roof and every 5 for tile, plus your own check twice a year and after big storms. Its drone guide says every 2 to 3 years, and more often once a roof is over 15 years old.
What is included in a roof inspection?
The inspector checks the roof and usually the attic for structural problems, water intrusion, material condition and the quality of past work: sagging, leaks and stains, damaged flashing, missing or curled shingles, chimneys, vents and gutters. The report, 3 to 4 pages with photos, lists the findings, urgent repairs and often a repair estimate.
Does a home inspection include the roof?
Yes, in part. A home inspection, at $250 to $400, includes a limited visual or a full physical look at the roof covering, and most inspectors check the underside of the roof in the attic. A roof inspection goes further, and a roof certification for insurance needs one.
Who does roof inspections?
A home inspector, a roofing contractor or a licensed builder. HomeGuide notes that a home inspector has no financial interest in repairs, while a roofer benefits from finding damage, and suggests an inspector certified by InterNACHI or the NRCIA.
Do insurance companies accept drone roof inspections?
Most do, according to HomeGuide, and some prefer them because the photos are time-stamped. Check with your insurer before relying on a third-party drone report for a claim.