Know what you have before you spend
Flat roof inspection
An inspection turns "something is wrong with the roof" into a list: what is failing, how urgent each item is and a rough cost to fix it. It is also the cheapest protection against buying the wrong repair.
- Photo report
- Houses and commercial
- Starting price listed
When an inspection is worth it
Buying or selling a building with a flat roof. A condo board deciding whether to repair or replace. A roof of unknown age. Water stains with no clear source. An insurer or lender asking for a condition report. Or simply a roof that has gone a few seasons without anyone looking at it.
Inspections are also the first step in reserve-fund planning for condo corporations. See condo roof planning.
What we look at
Membrane condition
Cracks, blisters, splits, punctures, ponding stains, surface wear and signs of past repairs.
Seams and laps
Open, lifted or shrunk seams that can let water in.
Flashings and terminations
Walls, parapets, curbs, edges, caps and counterflashing.
Drains and scuppers
Blockage, debris, damaged strainers, and whether water actually flows to them.
Penetrations and equipment
Vents, pipes, skylights, rooftop units and the seals around them.
Slope and ponding
Low spots that hold water more than a day or two after rain.
Signs of wet insulation
Soft spots, discoloured membrane and interior staining. Where practical we confirm with a small test cut.
What you receive
Roof visit
Done on a dry day in most cases, with safe access arranged first.
Photo report
Photographs of each issue with location notes, so you can show them to a board, an insurer or another contractor.
Priority list
Items grouped as urgent, soon and monitor.
Cost guidance
Rough ranges for each repair, or for replacement if that is the sensible route. See flat roof cost in Ontario.
Inspection pricing
| Item | Starting price |
|---|---|
| Roof inspection with written photo report (house) | from $250 per roof |
| Commercial roof inspection and report | from $450 per roof |
Starting prices in CAD before 13% HST, based on typical Ontario contractor rates (mostly Toronto and the GTA). The final price depends on roof size, access, the layers to remove, the membrane, drains and flashings, and is confirmed in your written quote.
Large or multi-level roofs, roofs needing lifts or special access, and engineered or infrared surveys cost more. The inspection fee can be a sensible cost to put against any repair that follows.
Questions about roof inspections
How should I prepare?
Send the roof age if you know it, past repair records, and photos of any stains. Our roof quote prep guide has a checklist, and it works for inspections too.
Will you recommend work you do?
The report lists what is needed. You are free to take it to any other contractor or use it to get comparison prices.
Can I get one before buying a building?
Yes, and it is one of the most useful times for one. Allow time for access, and ask the seller for any roof records.
How often should a flat roof be inspected?
Twice a year is the usual advice: spring after the melt and fall before snow. The maintenance checklist lists what to look for in between.
Leak, damage or an old flat roof?
Send a few details and photos. We reply by email with next steps and a written quote.