A professional roof inspection is one of the most important things you can do as a Florida homeowner. In Pinellas County, where your roof battles hurricanes, UV radiation, afternoon thunderstorms, and salt air corrosion, catching problems early can mean the difference between a $300 repair and a $15,000 replacement.
How Much Does a Roof Inspection Cost?
| Inspection Type | Cost | What's Included |
|---|---|---|
| Basic Visual Inspection | $75-200 | Ground-level + ladder inspection, written report |
| Comprehensive Inspection | $200-400 | Full roof walk, attic inspection, moisture scan, photos |
| Drone Inspection | $150-350 | Aerial imagery, useful for steep/dangerous roofs |
| Insurance Inspection (Four-Point) | $150-300 | Roof, electrical, plumbing, HVAC assessment |
| Pre-Purchase Inspection | $250-500 | Detailed assessment for home buyers, lifespan estimate |
| Free Inspection (from roofers) | $0 | Many reputable roofers offer free inspections as part of an estimate |
Pro tip: Many Pinellas County roofing companies (including ours) offer free roof inspections. The inspection is genuinely free even if you don't hire us for any work. We'd rather find a problem early and build a relationship than have you discover a catastrophic failure during the next storm.
When Do You Need a Roof Inspection?
- After any named storm — Even if you don't see visible damage, wind can loosen shingles and compromise seals without obvious signs from the ground
- Before buying a home — A general home inspection isn't thorough enough for the roof. Get a dedicated roof inspection from a licensed roofer.
- Before selling a home — Know what buyers will find. Fix issues proactively or price accordingly.
- Insurance renewal — Many Florida insurers now require roof inspections for policy renewal, especially on homes 15+ years old
- Every 2-3 years as maintenance — Regular inspections catch small problems before they become expensive ones
- If you notice any warning signs — Ceiling stains, missing shingles, granules in gutters, higher energy bills, daylight visible in attic
- Roof is 15+ years old — Critical age for asphalt shingles in Florida. Annual inspections recommended.
What a Professional Roof Inspector Checks
Exterior Inspection
- Shingle condition: Cracking, curling, blistering, granule loss, missing shingles
- Flashing: Around chimneys, vents, walls, skylights, valleys. Checking for corrosion, separation, and sealant failure.
- Pipe boots: Rubber seals around plumbing vents — one of the most common failure points in Florida
- Ridge and hip caps: The shingles along the peak and hip ridges take the most wind abuse
- Gutters and downspouts: Proper drainage, secure attachment, granule accumulation (indicates shingle wear)
- Fascia and soffit: Wood rot, pest damage, ventilation screen condition
- Drip edge: Metal edging along the eaves and rakes — required by Florida code
Interior/Attic Inspection
- Decking condition: Checking plywood/OSB for soft spots, delamination, and water stains
- Ventilation: Adequate soffit-to-ridge airflow is critical in Florida. Poor ventilation bakes shingles from below and traps moisture.
- Insulation: Proper insulation reduces energy costs and prevents condensation issues
- Mold and moisture: Any signs of active leaks, mold growth, or water damage
- Structural integrity: Rafters and trusses checked for cracking, sagging, or pest damage
- Daylight penetration: If you can see light through the roof deck, you have a problem
What to Do With Your Inspection Report
A good inspection report will categorize findings into priority levels:
- Critical (fix now): Active leaks, missing shingles, exposed decking, structural damage. These need immediate attention to prevent further damage.
- Important (fix soon): Deteriorating boots, aging flashing, early granule loss. Address within 3-6 months.
- Monitor: Minor wear consistent with age. No action needed now, but watch during future inspections.
If the report recommends repairs, get quotes from 2-3 contractors. If it recommends replacement, check ourroof replacement cost guide for realistic pricing in Pinellas County.
Roof Inspections for Insurance
Florida's insurance market has tightened significantly. Here's what you need to know about insurance-related inspections:
- Many carriers require a "roof condition certification" for homes with roofs over 15 years old
- A four-point inspection (roof, electrical, plumbing, HVAC) is often required for homes 20+ years old
- If your roof fails inspection, your insurer may non-renew your policy or dramatically increase your premium
- A good inspection report showing remaining useful life can help you negotiate better rates
- After storm damage, get your own independent inspection BEFORE the insurance adjuster visits
Schedule Your Free Inspection
We offer free, no-obligation roof inspections across all of Pinellas County. Our inspectors are licensed, and every inspection includes a written report with photos, priority recommendations, and honest advice on whether you need repairs, replacement, or just continued monitoring.