Roof Inspection Pricing
| Type | Cost | What it is for |
|---|---|---|
| Contractor inspection (ours) | Free | Photo documented, written condition report, remaining-life estimate. |
| Independent / third-party inspector | $175 – $400 | No incentive to sell you work. Best when a contractor report is disputed. |
| Drone or infrared moisture scan | $250 – $600 | Useful on large or low-slope roofs where wet insulation is suspected. |
| Pre-purchase roof certification | $150 – $350 | Some lenders and insurers require one on an older roof. |
The one situation where paying is clearly correct: a contractor has told you that you need a full replacement, you are not sure, and the amount at stake is five figures. Three hundred dollars for an opinion from someone who cannot sell you a roof is cheap insurance.
What a Real Roof Inspection Covers
If an inspection report does not touch most of this, it was a sales visit with a ladder.
- Shingle condition by slope — granule loss, curling, cupping, exposed mat, and blistering, noted per plane rather than as a single overall grade
- All flashing: walls, chimneys, skylights, and every penetration, with attention to whether it is original or was reused at a previous reroof
- Valleys — debris, wear-through, and whether they were cut or woven
- Pipe boots and vent collars, which crack before almost anything else
- Ridge and hip cap condition and fastening
- Fasteners — nail pops, back-out, and evidence of underdriven or overdriven nails
- Eaves, drip edge, fascia, and gutters, including evidence of past ice damming
- Attic, where accessible: daylight, active or historic moisture staining, insulation condition, and whether intake and exhaust ventilation are actually balanced
- Decking feel underfoot — soft spots and deflection between rafters
- Any prior repair work and whether it was done correctly
When to Get an Inspection
- Before selling, so a buyer’s inspector does not surface something that turns into a price negotiation you did not control.
- Any time you see an interior stain, however small.
- Every three to five years once the roof is past 15 years old.
- When your insurer asks for a roof condition report at renewal, which is becoming more common.
- After any wind event over about 50 mph, or any hail. Damage is often invisible from the ground and insurance claim windows are limited.
- Before buying a home, especially one with a roof over 15 years old. The general home inspection typically does not include walking the roof.
Roof Inspection Cost FAQs — the Salt Lake Valley
Should I get an independent inspector instead?
If a contractor has told you that you need a five-figure replacement and you are unsure, yes — $175 to $400 for an opinion from someone who cannot sell you a roof is money well spent. We will not argue with that choice.
What does a new roof cost in the Salt Lake Valley?
For a typical valley home in architectural shingle, most fall between $8,500 and $18,500 fully installed with tear-off. Larger or more complex homes run $18,000 to $38,000. The variables that matter most are pitch, number of existing layers, and complexity — not square footage alone.
Why are my three quotes so far apart?
Almost always scope, not margin. Check whether each includes full tear-off, synthetic underlayment, ice-and-water shield coverage, new flashing rather than reused, ventilation work, and the permit. A cheap bid is usually missing two or three of those.
Do you offer financing?
Yes, with approved credit, including options with no prepayment penalty. We will run the numbers for you before you commit to anything, and we will tell you if the repair route makes more financial sense than financing a replacement.
Can I just roof over the existing shingles?
It is legal in most cases if there is only one existing layer, and it saves roughly $1,500. We do not recommend it: it hides the decking condition entirely, traps heat that shortens the new shingle life, and doubles the tear-off cost when the next roof goes on.
Is your roof inspection really free?
Yes — free, photo documented, and you keep the report whether or not you hire us. We do it because it is how we earn work honestly, and because a homeowner who trusts the report calls us back in five years.
Free roof inspection in the Salt Lake Valley
Photo documented, written, and yours to keep. If your roof does not need work, we will tell you that — and we will put the remaining life in writing.
More Roofing Guides for the Salt Lake Valley
- Roofing Services in the Salt Lake Valley
- Affordable Roofing in the Salt Lake Valley
- Roof Repair Cost in the Salt Lake Valley
- Roof Leak Repair Cost in the Salt Lake Valley
- Roof Installation Cost in the Salt Lake Valley
- Metal Roof Cost in the Salt Lake Valley
- Tile Roofing in the Salt Lake Valley
- Flat & Low-Slope Roof Repair in the Salt Lake Valley
- Roof Estimate in the Salt Lake Valley
- Roof Restoration in the Salt Lake Valley