Buying a house with a roof over 15 years old
Book a roofer's inspection before subject removal. A home inspector's look from the ground won't tell you the remaining life.
Roofing · Roof inspection
Roof inspections and condition reports
A roof inspection is a roofer on the roof, with a written report and photos: the material and its age, how it was installed, the flashing, the vents, the plywood where it can be seen, and an honest estimate of remaining life. People book them when buying a house, when an insurer asks about a roof over 15 or 20 years old, before listing a property, or when a strata is planning its reserve fund.
- Written inspection about $150 to $400
- Includes photos, condition, remaining life, repair list
- Insurance many insurers ask about roofs over 15 to 20 years
- Pre-purchase book before the subject removal date
Warning signs
How serious is it?
Insurer asking about roof age
A dated report with photos can support the renewal and show the roof is maintained.
Strata planning its reserve fund
A condition report with a timeline for replacement helps the council budget and get fair quotes.
After a major storm
Damage you can't see from the ground, especially flashing and ridge caps, is best found before the next storm.
Options
Kinds of roof inspection
| Type | What it involves | Good for |
|---|---|---|
| Condition report | A roofer on the roof and in the attic, with a written report, photos and remaining life. | Buying or selling, insurance renewals, planning a budget. |
| Pre-purchase inspection | A condition report within the subject removal window, with repair costs. | Buyers of houses with roofs over 15 years old, or any cedar roof. |
| Strata or commercial assessment | A detailed report on membranes, drains and flashings, with a timeline for the reserve fund. | Strata councils and property managers planning replacements. |
| Post-storm check | A look at ridge caps, flashing and shingles after wind, with photos for insurance. | After any major wind event, especially in the eastern Fraser Valley. |
Local conditions
Why a home inspection isn't a roof inspection
A general home inspector usually looks at the roof from the ground, a ladder or a drone and notes what's visible. A roofer walks it, lifts shingles, checks the flashing and boots by hand and looks inside the attic. On a 20-year-old Lower Mainland roof the difference matters: the shingles can look fine from the driveway while the plywood under the north slope is soft.
Insurers in Canada increasingly ask the age of the roof and may pay only actual cash value on roofs past a certain age, so a report that documents the roof's condition can be worth having before a renewal.
What a good quote includes
- A written report with dated photos
- Material, approximate age and installation quality
- Flashing, boots, valleys, skylights and chimney condition
- Ventilation and signs of moisture in the attic
- Prioritised repair list with rough costs
- Estimate of remaining service life, with the reasoning
Watch for: A free inspection from a company that only sells replacements. Pay for an independent report if the answer matters.
Costs
Typical roof inspection prices
| Job | Typical range | What moves the price |
|---|---|---|
| Roof inspection with written report | $150 to $400 | Photos, condition, remaining life, repair list |
| Strata or commercial condition assessment | Quote required | Depends on roof area and the level of detail the council needs |
Budget ranges in CAD before GST, from prices published by Lower Mainland roofers in October 2026. Your quotes are based on a site visit.
Questions
Roof inspection questions
What does a roof inspection include?
A roofer on the roof and in the attic, then a written report with photos: material, approximate age, installation quality, flashing, boots, vents, skylights, signs of moisture, a prioritised repair list and an estimate of remaining life.
Is a home inspector's roof check enough?
For a roof under 10 years old, usually. For an older roof or any cedar roof, a roofer's inspection goes further: on the roof, lifting shingles and checking flashing by hand, and inside the attic.
How much does a roof inspection cost?
Published Lower Mainland prices run about $150 to $400 for a house with a written report. Strata and commercial assessments are quoted on the roof area and the detail the council needs.
Will my insurer accept a roofer's report?
Many will, when they ask about the age and condition of an older roof. Ask your broker what they need; a dated report with photos is usually what they want.
Often done together
Guides
Roof inspection by area
Metro Vancouver
- Vancouver →
- Surrey →
- Burnaby →
- North Vancouver →
- Coquitlam →
- Delta →
- Richmond →
- West Vancouver →
- White Rock →
- Port Coquitlam →
- New Westminster →
- Port Moody →
Fraser Valley
- Chilliwack →
- Abbotsford →
- Langley →
- Maple Ridge →
- Mission →
- Pitt Meadows →
- Hope →
- Agassiz →
- Harrison Hot Springs →
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