Roof Inspection

Whether you’re just buying a house or looking for a new homeowners insurance policy, you may need a roof inspection. To most people, a roof inspection doesn’t seem like that big of a deal, but to an insurance company, the difference between a healthy roof and an older roof is often the difference between approving a homeowners insurance policy or denying one.

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What is a roof inspection?

When an inspector comes out to take a look at your home’s roof, they are essentially calculating how long the roof will last until it needs to be replaced. An insurance company needs to do this in order to calculate how much of a risk your roof is to 

insure. If your roof is in poor condition, you will probably pay a higher premium, or you may even have some difficulty getting your home insured until you repair or replace it. If you were to watch an actual insurance roof inspection, you might see an inspector get on top of your roof or you might not. With a general roof inspection, often, the inspector is able to ascertain your roof’s condition visually from a distance of the ground or a ladder. During a professional roof inspection, drones might be used to view your roof, so the inspector may not need physical access to the roof at all.

However, your roof’s shingles are not the only aspect an inspector assesses. Your roof has a lot of components to it outside of its protective layer. An inspector also looks at the condition of the following during an inspection:

  • Roofing material (shingles, metal, etc.)

  • Flashing

  • Gutters

  • Vent pipe covers/ boots

  • Caulking

  • Signs of water intrusion/ mold on the inside


Why do insurance companies request roof inspections?


If you live in an older home or an area that receives many storms, your insurance company will likely require a roof inspection. This is because your roof is your home’s first line of defense against Mother Nature. No matter what the weather is like, your roof must deal with it. If it fails, it can cause a domino effect of other issues within your home — including  roof leaks and interior water damage — which equates to an insurance company having to pay out more in a claim if something happens. Your insurance is designed to help protect your finances after certain losses, but insurance companies still expect you to mitigate as much damage as you can, which includes keeping your roof in good condition.


Standard homeowners insurance policies generally come with actual cash value (ACV) roof coverage. This means that depreciation is taken out of any claim settlement you get; if your roof is in poor condition, your claim payout will be less than what it would be if your roof were in pristine shape. In other words, the insurance company will only pay for what the roof is worth at the time of the claim, and not the actual cost to replace it with a new one, which would be more expensive. If you want  replacement cost coverage for your roof, you may be able to add it by endorsement. Just be aware that replacement cost coverage generally costs more than ACV coverage, but it may be worth the additional premium. Ordinance and law coverage can also help protect your finances from the added cost of improving your roof with better quality materials required by local building code changes.

You may be required to get your roof inspected when:

  • Buying a home — whether new or existing.

  • Switching to a new home insurance company.

  • After a storm, if there’s concern about potential roof damage.


The benefits of roof inspections


Separate from not getting on your roof yourself, hiring a professional roofing contractor has many benefits.

A roof inspector can typically spot any of the following:

  • Damaged shingles

  • Deteriorating flashing

  • Gutter/ downspout issues

  • Leaks

  • Mold

  • Wood rot


The earlier issues are discovered, the sooner you can fix them and potentially spare yourself the stress of further damage. The best part is that a roof inspection may not cost you anything. If an insurance company has ordered an inspection as part of the underwriting or claims process, you won’t be required to pay out of pocket. You’ll only have to pay for an inspection that you initiate. However, having your roof inspected every few years may be a good idea, even though hiring an inspector that often likely means you’ll pay out of pocket.

When you stay on top of your roof’s needs, you are more likely to increase its longevity. No roof lasts forever, but if you address hiccups as they arise, the chance of your roof undergoing a massive system-wide failure is greatly lessened. Generally, roof inspections may be a helpful tool that benefits you, as a homeowner.

What if my roof fails the inspection?


Your insurer may not agree to issue you a policy or cancel your existing policy until your roof is replaced. If your home is old, you may want to consider purchasing home insurance specifically made for older homes.

How often should my roof be inspected?


Most professionals recommend getting a roof inspected twice a year, during the spring and fall. If you’re comfortable with heights, you can do the inspection yourself, but you need to know what you’re looking for. Here’s a quick checklist of what you should keep your eyes out for:

  • Broken shingles

  • Clogged gutters

  • Damaged chimney caps

  • Damaged shingles

  • Loose gutters

  • Low spots

  • Missing chimney mortar

  • Missing shingles

  • Moss covered shingles

  • Rusted flashing

  • Termite damage

  • Tree debris

  • Worn out rubber boots that cover roof pipes or projections


Keep in mind that if you inspect your roof yourself, your findings won’t necessarily count toward official inspections that insurance companies may order. Typically, that will require a licensed inspector. In addition to inspecting your home during the fall and spring, you should also do it after a heavy storm. Strong storms can damage your roof in a matter of moments, and it might be catastrophic to wait several months before an inspection. If you were to do so, the damage could spread and necessitate more additional repairs than if you had spotted it earlier.

Written by

Cate Deventer

Insurance Writer & Editor