Do I Need a Roof Survey When Buying a House in the UK?

When you’re buying a house, it’s easy to assume the roof will be checked properly as part of a standard RICS Homebuyer Survey. In reality, most surveyors only inspect the roof from ground level or a nearby window. That means leaks, failed flat roof coverings, damaged tiles, and poor detailing can go unnoticed.

This is why many buyers choose to get a separate specialist roof survey before exchanging contracts - it gives clarity, avoids unexpected repair bills, and helps you make an informed decision.

What a Homebuyer Survey Actually Checks

A Homebuyer Survey gives you a basic overview of the roof, but not a detailed assessment. Most of the inspection is done visually from ground level, which means the report often highlights concerns but not the full cause.

Homebuyer surveys do not involve close inspection of coverings, flashings, drainage, outlets or flat roof membranes. This is why many RICS reports recommend further investigation from a roofing specialist.

When a Specialist Roof Survey Is Worth It

You should consider a dedicated roofing survey if the property has a flat roof, signs of damp, areas that can’t be seen clearly, or if the RICS report flags anything uncertain.

It’s also useful when buying older homes, extended properties, top-floor flats, or homes with previous leak history. A specialist can confirm the roof’s remaining lifespan and whether repairs are needed soon.

What a Roof Survey Includes

A specialist survey provides far more detail than an RICS overview. It normally includes a close look at the main roof coverings, flashings, gutters, outlets, chimneys, flat roof seams, parapets and any areas prone to leaks. Interior spaces such as lofts or top-floor ceilings are also checked for damp, staining or condensation.

You’ll receive a written report with photos, findings, recommendations and guidance on repair urgency.

A full roof survey usually covers:

• Condition of tiles, slate or flat roof covering

• Flashings, detailing and drainage

• Evidence of leaks or water ingress

How Much Does a Roof Survey Cost?

Most roof surveys in the UK cost £150–£500, depending on the method and complexity. Drone surveys typically start from £200–£300, while full close-access inspections range from £275–£500 for an average house. Larger buildings or those requiring specialist access may cost more.

Why a Roof Survey Helps Homebuyers

A proper roofing survey protects buyers from surprise repair bills, helps with budgeting and often gives leverage to renegotiate the purchase price if issues are found.

Many new homeowners have to deal with leaks or hidden defects shortly after moving in - a situation that a specialist survey could have prevented.

Roof Surveys for Homebuyers in Essex, London & Kent

Premier Roofing & Construction Limited carries out roof inspections, drone surveys and detailed condition checks for buyers across Essex, London, Kent and the South East. Reports are clear, practical and designed to help you make confident decisions before you complete your purchase.