Roof survey for landlords: when you need one and what it costs

A roof survey is an inspection of a roof’s condition that tells a landlord whether it is sound, what needs repair, and how much life it has left. A landlord typically needs one when buying a property, after storm damage, where there are signs of a leak or damp, or before major works. Costs range from around £100 for a basic visual inspection to several hundred pounds for a drone or full structural survey. Because the roof is part of the structure a landlord is legally responsible for maintaining, keeping it sound is both a financial and a legal matter.

How much does a roof survey cost?

Cost depends on the type of survey and the size and access of the property. A basic visual or ground-level inspection by a roofer is the cheapest option, often in the region of £100 to £200, and is enough to flag obvious problems. A drone or aerial survey, which photographs the whole roof from above without scaffolding, typically costs around £150 to £350 and is useful on steep or hard-to-access roofs. A full structural roof survey, or a roof assessed as part of a RICS building survey, is the most thorough and the most expensive, commonly several hundred pounds, and is the right choice before a purchase or where structural movement is suspected. Across the landlords using August, a roof survey usually earns its cost at the buying stage, where a report of a few hundred pounds can flag a repair bill of several thousand before contracts are exchanged.

When does a landlord need a roof survey?

There are a few clear triggers. The most common is buying a property, where a roof survey is sensible due diligence, particularly on an older home or where the homebuyer survey raises a concern. The next is after storm or weather damage, both to assess the repair and to support an insurance claim. Recurring leaks, damp patches on top-floor ceilings, or a roof approaching the end of its life are all reasons to commission one rather than wait for a failure. A survey is also worth doing before major works such as a loft conversion or solar installation, and before selling, so there are no surprises in the buyer’s survey. The roofs that become emergencies are usually the ones never inspected between tenancies, and a survey turns an unknown into a planned, budgeted repair.

What a roof survey covers

A roof survey assesses the condition of the coverings, whether tiles, slates or a flat-roof membrane, along with the flashing, ridges, gutters and any visible structural timbers. It looks for slipped or missing tiles, failed flashing, signs of water ingress and damp, sagging or movement, and the general remaining lifespan of the roof, and it sets out what needs repair and how urgently. A drone survey captures the coverings in detail from above, while a structural survey goes further into the timbers and any movement. The right level depends on why you are commissioning it: a condition check between tenancies is different from a pre-purchase structural assessment.

Roofs and a landlord’s repairing responsibility

The roof is part of the structure and exterior of a property, which a landlord must keep in repair under Section 11 of the Landlord and Tenant Act 1985. That makes roof condition the landlord’s responsibility, not the tenant’s, and a failed roof that lets in water can quickly make a property unfit, so it is one of the maintenance items worth staying ahead of rather than reacting to. The split between landlord and tenant repairs is summarised on gov.uk, and our repair obligations guide sets it out in full. A survey is how you evidence the roof’s condition and plan the work, and a full roof replacement, as opposed to a patch repair, is usually a capital improvement for tax rather than a deductible repair. Logging the survey and tracking the resulting  repairs through to completion, alongside your other property inspections and routine jobs such as boiler servicing, is what maintenance tracking is for.

Frequently asked questions

How much does a roof survey cost in the UK?

Roughly £100 to £200 for a basic visual inspection, £150 to £350 for a drone or aerial survey, and several hundred pounds for a full structural or RICS-level assessment, depending on the property’s size and access.

Do landlords need a roof survey?

Not routinely, but it is worth commissioning when buying a property, after storm damage, where there are signs of a leak, or before major works, because the roof is the landlord’s to maintain and problems are expensive if left.

What is a drone roof survey?

An inspection that photographs the whole roof from above using a drone, avoiding scaffolding or ladders. It is useful on steep, high or hard-to-access roofs and is usually quicker and cheaper than a physical inspection at height.

Is the roof the landlord’s responsibility?

Yes. The roof is part of the structure and exterior, which the landlord must keep in repair under the Landlord and Tenant Act 1985. You can start for free and keep your survey reports and roof repairs against each property.

Disclaimer: The information in this article is intended as a general guide only and does not constitute legal or financial advice. Landlord legislation is subject to change. August recommends seeking independent legal advice for your specific circumstances.