“Roof survey” can mean very different things depending on who you ask. For some people it’s a quick look from the pavement. For others it’s a careful inspection of every part of the roof, inside and out, with a written report and photographs at the end.
This guide walks through the parts of a roof that a proper survey should cover, how each one is inspected, what the report should give you and where the limits are. You can use it as a checklist when comparing surveyors, including us.
Before the visit
A good survey starts before anyone arrives. When you get in touch, we’ll ask what’s prompting the survey. Are you buying? Is there a leak? Has a roofer told you the roof needs replacing? The answer shapes where we spend the most time.
It helps if you can tell us about any known leaks, past repairs and the age of the roof if you know it. Clear the loft hatch if you can, and let us know about parking, keys and pets. Photos of the roof from the street or garden are useful too.
On the day, we normally begin with a walk round the outside to get a feel for the roof as a whole: its shape, its age, what it’s made of and how many separate roof areas there are. On a Victorian terrace that might mean the main roof, a butterfly valley, a rear addition and a bay. On a newer house it might be one main roof and a flat-roofed garage. That first look decides how the rest of the visit runs.
The roof coverings
The coverings are the slates, tiles or membranes that keep the weather out. We look for:
- slipped, cracked, missing or delaminating slates;
- broken, slipped or spalling clay and concrete tiles;
- signs of “nail fatigue” on slate roofs, where corroded nails let slates slide;
- moss, lichen and debris that hold water or block gutters;
- old patch repairs, mixed materials and coatings that may hide what’s underneath;
- on flat roofs, splits, blisters, ponding, worn surfaces and failed joints.
We inspect what can be seen safely: from the ground, from windows and vantage points, from the roof where it’s safe, and by drone where applicable.
Ridges, hips, valleys and flashings
Most leaks start at the junctions, not in the middle of a slope. We check the ridge and hip tiles and their bedding or fixings, the valleys where two slopes meet, and the lead flashings where the roof meets a wall, chimney, dormer or skylight.
Lead flashings and lead-lined valleys and gutters are common on older houses across London and the South East. We look for lead that has split, lifted or slipped, missing wedges and pointing, and signs that lead may have been taken. Our guide to lead flashing problems explains the common faults.
Chimneys
Chimney stacks take a lot of weather. A chimney survey looks at the stack, the pots, the flaunching (the mortar cap around the pots), the pointing, the flashings and any cowls. We look for leaning stacks, cracked flaunching, open joints and damp in chimney breasts inside.
On terraces, stacks are often shared with the neighbours, which affects who is responsible for repairs. We’ll note that where it’s clear. A chimney survey isn’t a flue, gas or sweep inspection.
Want a roof surveyed? We cover London and the South East, with written reports and photos from £150 including VAT. Book a survey or call 07833 053749.
Gutters and rainwater
Water that doesn’t get off the roof quickly causes damage. A gutter survey covers gutters, valley and parapet gutters, box gutters, outlets, hoppers, downpipes and overflows, plus fascias and soffits. We look for blockages, sagging runs, leaking joints, staining on the walls below and gutters that are too small for the roof they drain.
Parapet and valley gutters can overflow inside the building rather than outside, which is why they matter so much. This is above-ground rainwater only. It isn’t a CCTV drain survey.
Inside the roof space
Where there’s safe access, the loft often tells us more than the outside. We look for daylight through the coverings, water staining on timbers and underlay, damp or mould, and signs of condensation. We note the type of underlay we can see. Breathable membranes appeared in the UK in the late 1990s, and older roofs often have bitumen felt or no underlay at all.
We also look at the timbers we can see for obvious problems, and note insulation that is wet, missing or blocking ventilation. We don’t move stored belongings or lift fixed boards, so a clear hatch and a clear path make a real difference to what we can see.
What the report gives you
Here’s what to expect from the written report:
- a description of the roof and how it was inspected;
- the condition of each part, with photographs;
- the defects found and their likely causes;
- written recommendations, prioritised by urgency where relevant;
- any parts that couldn’t be seen, and why.
The Standard Survey adds moisture detection, a structural check and a follow-up consultation. The Premium Survey adds thermal imaging, a drone inspection where applicable, structural analysis, an in-person consultation and a 12-month follow-up review. See our pricing page and the page on what our survey covers for the detail.
What a roof survey can’t see
No survey can see under slates, tiles or membranes, or inside walls, without opening them up. Our survey is a specialist roof survey. It isn’t a RICS Level 2 or Level 3 building survey, and it isn’t a structural engineer’s report. It isn’t an asbestos survey, although we may flag materials that could contain asbestos on buildings from before 2000. And no survey can promise a roof won’t leak in future. If you’d like to book or ask a question, contact us.
Quick answers
How long does a roof survey take?
Usually about 1–2 hours for a house and 3–4 hours for a commercial roof. Larger or complex roofs take longer.
Do you go into the loft?
Yes, where there’s safe access. The roof space often shows leaks and damp that can’t be seen from outside.
Will I get photographs?
Yes. Every report includes photographs, and the Standard and Premium reports are more detailed.
Can you inspect a roof I can’t see from the street?
Often, yes. We use windows, vantage points and the loft, and a drone where applicable.
Do you walk on the roof?
Only where it’s safe. We also inspect from the ground, windows, the loft and by drone where applicable.
Related services
More advice
- How Much Does a Roof Survey Cost?
- Roof Survey vs RICS Level 2 and Level 3 Surveys
- Chimney Stack Defects: Flaunching, Pots, Leans
- Lead Flashing Problems on Older Roofs
- Gutter and Downpipe Problems That Cause Damp
- All advice
This guide is general information about roofs and roof surveys. It isn’t legal, insurance or structural engineering advice; for those, speak to a suitably qualified professional.