📚 Roof survey advice
Plain-English answers on when to survey, what is inspected and excluded, costs, photographs, priorities and choosing a provider.
This guide answers the questions we are asked most often about roof surveys. It is general information. It does not replace an inspection of your property. Where a page covers a specific service, it is linked from the relevant section.
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A roof survey is useful when you need a written, photographed record of the roof's condition and cannot easily see it yourself. Common reasons include:
Related: Spotting a failing roof · When a roof leaks but looks fine · Preparing your roof for winter
A survey records the visible condition of the roof on the day of the inspection, with photographs and stated limitations. It helps you decide what to repair, what to monitor and what to ask about before you commit to a purchase or a repair.
A survey does not establish every defect. Concealed areas are not opened up, and the report should say what could not be inspected. If the problem is a specific leak, a repair assessment may be more appropriate. If there are concerns about the structure, a structural engineer may be needed. See section 7.
Related: Repair or replace?
Our Professional Roof Survey Report is a fixed fee of £249 inc VAT for a standard residential pitched or flat roof up to a typical semi-detached size. Larger or complex roofs, such as large detached properties or multiple roof levels, are quoted separately. We confirm the price before you book.
Published prices for roof surveys vary by provider, scope and access. Prices rise with access equipment, the time needed to reach the roof and the scope agreed. Scope matters more than the service name: compare what is inspected, the access, the qualifications and the written deliverable. Our cost guide sets out the published figures we checked and their sources.
Related: How much a roof survey costs in Merseyside
Our inspection covers the external roof from ground level and, where safe, practical and accessible, from ladders or other equipment. Where the loft is accessible we check the roof structure, ventilation and signs of leaks from inside. We photograph visible findings.
Some areas may be inaccessible. These include areas that are unsafe to reach, lofts with restricted access, and roof areas blocked by features such as solar panels or dense vegetation. The report records these as limitations rather than assuming they are in good condition.
A survey excludes concealed defects, areas not accessed, future deterioration and any structural assessment. We do not currently offer drone inspection.
Before: you tell us the property address, why you need the survey and any specific concerns. Submitting an enquiry requests an appointment, which we confirm with you. Please tell us in advance about anything that may affect access.
During: we inspect the roof and loft where accessible, take photographs of visible findings, and note limitations. We do not open up concealed areas.
After: we aim to deliver the written PDF report within 3 working days of the survey, sooner where possible. The report sets out findings by priority with indicative repair costings, subject to access and inspection limitations.
Related: Read the full survey process
Each finding in a good report should show four things: what was observed, what that means (the interpretation), how urgent it is, and what action is recommended. Our reports use priority labels such as High, Medium and Sound. A High priority means work is needed before or soon after completion. A Medium priority means work is needed within a stated period. Sound means no action is needed on the item inspected.
Photographs show what the surveyor saw from the position they could reach. They do not show hidden areas. Ask us to explain any photo you do not understand. You should be able to read a recommendation without needing a roofing background.
Related: Roofing glossary
Providers use these terms differently. Compare the agreed inspection scope, access, qualifications and written deliverables rather than relying on the service name.
| Option | What it is for | Limits |
|---|---|---|
| Roof survey report | Written, photographed record of the roof’s condition, with priorities and indicative costings | Subject to access. Concealed areas excluded. Not a structural survey or valuation. |
| Repair quotation | Price for specific work to fix a known problem | Covers the work quoted, not the condition of the whole roof |
| RICS Home Survey (Level 1, 2 or 3) | Whole-property survey by a surveyor | Level 1 does not list an extensive roof-space inspection. Level 2 includes more extensive roof-space and drainage chamber inspection. Level 3 gives a more thorough consideration of the roof space. Access is subject to safety. |
| Drone inspection | Aerial images of areas that are hard to reach | Flying a drone of 250g or more outdoors needs a Flyer ID and an Operator ID from the CAA. Imagery does not replace touching or inspecting a surface. |
| Structural engineer | Assessment of structural movement, sagging or load-bearing concerns | A different discipline from a roof condition survey. Engage one where structure is in question. |
A specialist roof report complements, rather than replaces, an appropriate whole-property survey. Where a RICS survey is recommended for your purchase, ask your surveyor which level they carry out and whether it includes roof-space inspection. The roof findings in a RICS survey and in a roof report are different in scope, so compare them rather than treating one as a substitute for the other.
Related: Repair or replace?
Whether to repair or replace depends on the extent and cause of the defects, the age and type of the roof, and the cost of repair against the remaining life. We do not guarantee roof lifespans, because lifespan depends on materials, workmanship, exposure and maintenance.
Further investigation is usually needed when: the same leak returns after repair; there is staining in the loft that is not explained by the roof surface; there is movement, sagging or cracking in the structure; or a survey limitation prevents a conclusion. A survey will say when further investigation is recommended.
Related: Repair or replace · Signs a flat roof needs replacing
Buyers: a roof report sits alongside your own survey. If your lender or valuer raises a roof concern, a written report and itemised quote are what lenders commonly ask for. Requirements vary, so check with your lender or broker before you book.
Sellers: a report obtained before listing can show what is visible and what work is recommended. Sellers and buyers should both check what the report does and does not cover.
Homeowners planning maintenance: a survey gives a prioritised list to plan work over time, rather than reacting to leaks.
Related: Professional Roof Survey Report · Mortgage retention for roof repairs · How to maintain your roof
After a storm, or when you notice slipped tiles, check from the ground only. Do not climb onto a roof to check it. The Health and Safety Executive advises against going on a roof in poor weather, including rain, ice, frost, strong winds or slippery surfaces, and treats ladders as a last resort for roof work.
If there is an active leak, protect the affected area and contact a roofer. Check your insurance policy before arranging repairs that may be claimable, and keep photographs and receipts. The policy terms decide what is covered.
Related: Storm damage to roof tiles · What to do when your roof leaks · Roof insurance claims
Ask these questions before you book any roof survey:
Related: Roofer red flags · Why roofing quotes vary
We have based this guide on the following sources. Links are given where they are public.
Our Professional Roof Survey Report is £249 inc VAT for standard residential roofs. Submitting an enquiry requests an appointment, which we will confirm. Select Roofing Services also undertakes roofing repairs; the survey fee covers the inspection and report, and you are under no obligation to appoint us for remedial work.
Related pages
Request an appointment for the £249 paid roof survey, or ask us about a repair quotation. We will confirm which service fits.