“Roof inspection” can mean three different things: a contractor looking at the roof before quoting, a stand-alone condition report, or the roof section of a pre-purchase building inspection. Each has a different purpose and a different level of detail, so it helps to know which one you are booking.
An inspection records the roof’s condition. It does not repair anything, and it should not commit you to the work that follows. Its value is a clear, written account of what was found, where, and how urgent it is. Perth Roof Quotes does not inspect roofs; inspections are agreed directly with the contractor or inspector who carries them out.
When is a roof inspection worth arranging?#
An inspection is most useful when you need facts before a decision. These are common reasons homeowners arrange one:
- A building inspection report on a home you are buying recommends further assessment by a roofer.
- You are preparing to sell and want to know what a buyer’s inspector may find.
- A storm has passed and you can see displaced tiles, bent sheets or debris from the ground.
- A ceiling stain, damp patch or drip has appeared, especially at the first heavy rain after summer.
- You are considering a restoration, painting or replacement and want findings before quotes.
- You are planning solar panels and want to know the roof is sound underneath them.
- You manage a rental or strata property and need a record for maintenance planning.
- The roof’s age and history are unknown, for example after buying.
If water is already coming in, a targeted roof leak repair enquiry may be the more direct starting point. For the visible warning signs worth noting first, see signs your roof needs attention.
How is a roof inspection different from a building inspection?#
A pre-purchase building inspection looks at the whole property, while a roof inspection concentrates on the roof. Consumer Protection WA advises buyers to hire a qualified person, such as a building inspector, surveyor or architect, and to make the contract conditional on a satisfactory building inspection. Building inspections are generally limited to areas the inspector can safely reach on the day, so a report may note that the roof was viewed only from the ground or a ladder, and may recommend that a roofer assesses it in more detail.
| Pre-purchase building inspection | Roof condition inspection | Inspection for a quote | |
|---|---|---|---|
| Who arranges it | The buyer | The owner, buyer or manager | The owner, with each contractor |
| Focus | The whole property | Roof covering, ridges, valleys, flashings, gutters, roof space | The work that contractor offers |
| Output | Written report on faults | Written report with photos and priorities | A quote, sometimes with photos |
| Independence | Independent of repairers | Depends who does it | Not independent of the work |
Our guide to roof issues in building inspection reports explains common report wording and how to follow it up.
What does a roof inspection usually look at?#
A roof inspection works through each part of the roof that can shed water or let it in. A typical check covers:
- The covering. Cracked, slipped or porous tiles on tile roofs; rust, loose or missing screws and lifted sheets on steel roofs.
- Ridges and hips. Cracked or missing pointing, loose ridge caps and failed bedding.
- Valleys. Rust, debris build-up and gaps where tiles meet the valley iron.
- Flashings and penetrations. Junctions with walls, chimneys, skylights, vents, solar mounts and air-conditioning units.
- Gutters, downpipes and fascia. Blockages, rust, sagging sections and overflow marks.
- The roof space. Water stains, daylight through the covering, the condition of sarking and timber, and signs of previous leaks.
- Previous repairs. Silicone patches, mismatched tiles or sheets, and work that may need redoing.
What should a useful roof report include?#
A good report lets someone who has never seen the roof understand its condition and compare quotes against it. Ask whether the report will include:
- Photos of each defect, labelled with its location (for example “north side, third row above the gutter”).
- A plain description of what is wrong and the likely cause, where it can be judged.
- A priority for each item, such as urgent, soon or monitor.
- A recommended action for each item, separated from any price.
- The areas that could not be inspected, and why.
- How the roof was viewed: on the roof, from a ladder, by drone or from the roof space.
- The date, the weather and who carried out the inspection.
Findings in this form make the next step clearer. Our guide to repair, restoration or replacement shows how findings point towards one option or another.
Contractor inspection or independent inspection?#
Both have a place, as long as you know which you are getting. A contractor who inspects and then quotes has an interest in the outcome. That is normal and not a reason for distrust, but the recommendation should be backed by photos and specific findings rather than a general verdict that the roof is “finished”.
An independent inspector who will not carry out the work removes that conflict, which can help when two contractors disagree or when the work proposed is large. Either way, ask for the findings in writing before deciding, and treat the inspection and the quote as separate documents.
Are drone and roof-space inspections useful?#
Yes, as part of the picture. A drone can show the whole roof, including steep or two-storey sections, without anyone walking on fragile tiles. It cannot show what is under the tiles, test whether fixings are loose or reveal what is happening in the roof space. Drone flights are regulated by the Civil Aviation Safety Authority (CASA), so ask the operator how they meet CASA’s rules and how they handle your neighbours’ privacy.
The roof space often tells the story the outside cannot: water stains on timber, daylight through gaps and damaged sarking. On older homes with asbestos cement roofs, WA Health notes that the roof space may hold asbestos dust, so access should be minimised and the inspector should be told about the roof first. See our asbestos roof replacement page.
What affects the cost of a roof inspection?#
Some contractors include a look at the roof as part of preparing a quote, and others charge for an inspection, a call-out or a written report. Ask before booking whether there is a charge and what you will receive for it. The factors that usually shape it are:
- The output. A verbal opinion, a quote with photos or a written condition report.
- Height and access. Two-storey homes, steep pitches and limited ladder access.
- The method. Drone imagery, roof-space access and the number of photos.
- Size and complexity. Multiple roof levels, valleys and roof-mounted equipment.
- Location. Travel to outer suburbs or the Hills.
When is a good time for a roof inspection in Perth?#
Perth’s rain is concentrated between May and September, and the first heavy falls after a long, hot summer are when many leaks and ridge problems show up. An inspection in late summer or autumn leaves time to organise repairs before winter. Coastal homes and homes in the Hills have extra considerations, such as salt corrosion and bushfire exposure; see Perth weather and your roof.
Questions to ask before booking#
- Is there a charge for the inspection or report, and is it credited against any work?
- Will I receive a written report with labelled photos, or a quote only?
- How will you view the roof, and what fall protection will be used?
- Will you inspect the roof space?
- Will the report separate urgent repairs from optional work?
- Do you also carry out repairs, and would you quote on what you find?
For more questions to put to contractors once you have a report, see our list of questions to ask a roofer.
Frequently asked questions
Does a pre-purchase building inspection cover the roof?
It usually reports on the roof as far as the inspector could safely see it, which may be from the ground, a ladder or the roof space. If the report recommends further assessment, a separate roof inspection can provide the detail.
Will someone need to walk on my roof?
It depends on the roof and the method the inspector chooses. Some roofs can be assessed from a ladder, a drone and the roof space, while others need access onto the roof with fall protection. That decision belongs to the professional, and homeowners should not go up themselves.
Can I use a roof report to negotiate when buying a house?
Consumer Protection WA notes that inspection findings can be used to negotiate the price and conditions with the seller. How issues are handled depends on the special conditions in your offer and acceptance, so get any agreement in writing and seek legal advice if the contract is silent.
Is a drone inspection as good as an inspector on the roof?
A drone gives a clear overview and close images of hard-to-reach areas, but it cannot lift tiles, test fixings or see inside the roof space. Ask whether the drone images will be combined with a roof-space check.
Should the person who inspects my roof also do the repairs?
They can, and some contractors offer both. If the proposed work is large or you are unsure about the findings, an inspection by someone who will not do the work, or a second opinion, gives you an independent view.