Roof inspections in Luton

What does a roof inspection look at?

Everything that keeps water out, from the ridge down to the gutters, and the loft beneath. Outside, we check the covering slope by slope, the ridge, hips and verges, valleys, chimney leadwork and flaunching, any flat roofs, and the gutters, fascias and soffits. We use a camera on a pole, and a ladder where a quick look from it is safe. Where something can only be judged close up, we say what access would be needed rather than guess.

Inside, we go into the loft with a torch. We look for daylight through the covering, water staining on rafters and boards, the state of the underlay, how much insulation there is and whether air can still get in at the eaves. If your loft has spray foam insulation, ask us and we will look at it.

Afterwards you get a written report with photographs, sorted into what needs doing now, what should be planned for and what is fine.

Buying or selling: what should you know about the roof?

Its condition, what work has been done, and whether that work was signed off. A roof inspection is narrower than a full building survey, but it is a closer look at the roof than a general survey usually gets, and it tells you what to budget for before you commit.

Paperwork matters on both sides of a sale. GOV.UK says you "may be asked to provide certificates of compliance" when selling, because replacing a roof covering is notifiable work unless it is done under a competent person scheme such as CompetentRoofer or NAPIT. GOV.UK also warns that the council can make an owner put non-compliant work right at their own expense. If a recent new roof has no certificate, raise it through your solicitor; if the roof needs replacing, our roof replacement page explains what is involved.

Is it worth a check after a storm, even with no leak?

Yes, because a lifted ridge or a slipped slate may not leak until the next downpour. The Institution of Structural Engineers says wind causes "Broken roof tiles, dislodged chimneys, or structural cracks", and that these should be assessed by a qualified surveyor or structural engineer. A roofer's inspection finds the loose tiles and damaged leadwork; if we see signs of structural movement, we tell you to call in an engineer.

Dated photographs help with insurance too. The ABI says policies cover "sudden and unforeseen damage, not general upkeep", so a record of the roof's condition helps show what the storm did. If water is already coming in, go to emergency and storm repairs, and our guide to storm damage and insurance covers the claim.

What should landlords know?

That a dated roof report is useful evidence of how you look after a property. In Luton, additional licensing for HMOs across the town and selective licensing in the Town Centre and Park Town went live on 1 June 2026. A roof inspection is not a licensing inspection, but a report with photographs of the roof, gutters and chimney gives you a clear record of condition and of the repairs you have arranged.

Do we check for asbestos and bats?

We note signs of both without disturbing either. HSE shows asbestos cement slates and tiles, roofing felt and soffits among the places asbestos turns up in houses, and says it "can be present today in any building built or refurbished before 2000". We do not break off samples; where a material looks suspect, the report says so and recommends testing.

Historic England says "Almost all UK bat species have been found roosting in roofs". Droppings in the loft or round the eaves go into the report, because bats and their roosts are "fully protected by law" and any later roof work has to allow for them.

Is moss on the roof a problem?

Not usually on its own. Marley says that under normal circumstances moss "is not harmful to roof tiles or slates", while the NFRC says "The primary effect of moss on a roof is that it holds water", and warns that pressure washing "can force water into the roof space". We note heavy growth, especially where it is blocking gutters or valleys, and our guide on moss on roofs explains the safer ways to deal with it.

Can a flat roof or chimney be inspected too?

Yes, both are part of the same visit. On a flat roof we look at the covering, the falls, the upstands where it meets walls, the outlets and any ponding, and from inside at the ceiling below. On a chimney we check the pots, flaunching, pointing and every piece of lead. Where a part needs work, the report points you to what it involves: flat roofing or chimney repairs.

What does a roof inspection cost?

National guides put it in the low hundreds. MyBuilder's undated guide says a roof inspection "typically ranges from £150 to £500", and Checkatrade, last updated in March 2022, gave an average of £250 for an inspection and £275 for a roof survey, though its own table puts a survey at £300 to £500. Those are not our prices. Tell our Luton roof team about the house and what the report is for, and we give you a price before we visit.

Questions people ask us

Do you need to go up on the roof to inspect it?

Not always. HSE says ladders suit only short, low-risk work, so we use a pole camera, the loft and short ladder access where it is safe, and suggest scaffolding only if something needs a closer look.

Will I get a written report?

Yes, with photographs, setting out what needs doing now, what can be planned for and what is fine.

Is a roof inspection the same as a building survey?

No. It looks only at the roof, its drainage and the loft, in more detail than a general survey; for the rest of the house you need a surveyor.

Is moss a sign the roof needs replacing?

No. Moss mainly holds water and can block gutters, but on its own it is not a reason to replace a roof.

Sources and further reading

• Building work, replacements and repairs to your home, GOV.UK (shows "Updated 3 November 2014"; metadata 2026)
• Competent person scheme: current schemes and how schemes are authorised, updated 17 Sep 2026
• Dealing with storm damage: advice for UK homeowners, K. Leighton, 28 Jan 2025
• Storms (policy and guidance), ABI, undated
• Licensing schemes for private rented properties launch, 1 Jun 2026
• Diagrams showing where asbestos can occur in buildings, HSE
• Asbestos: why and where, HSE, updated 1 Mar 2021
• Works to Roofs, Walls and Building Services (Building works and bats), undated
• Bats: protection, surveys and licences (shows 29 Mar 2015)
• How do I remove moss or lichen from my roof?, Marley, updated 11 Sep 2024
• Guidance Note GN58: Moss (and lichens) on roofs, NFRC, Nov 2023
• Breaking Down Roof Inspection Costs In The UK, MyBuilder, undated
• How Much Does a Roof Inspection Cost in 2023?, Checkatrade, updated 31 Mar 2022
• Construction: Work at height FAQs, HSE, 11 Mar 2026