Short answer: most paid roof inspections in Florida cost $100 to $350 in 2026. A 4-point or wind mitigation inspection for insurance usually runs $100 to $200 each, drones and infrared scans cost more, and many roofing contractors will inspect a roof and write an estimate for free. The table shows typical Florida ranges by type; what we charge is in the box under it.
| Inspection type | Typical Florida cost | Who usually needs it |
|---|---|---|
| Standard visual roof inspection | Free from many roofing contractors; $125 to $300 from an independent inspector | Owners checking condition, leaks or age |
| Drone roof inspection | $150 to $400 | Steep, tall or tile roofs |
| 4-point inspection | $100 to $200 | Older homes being insured or renewed |
| Wind mitigation (OIR-B1-1802) | $100 to $200 | Any owner who wants wind discounts applied |
| 4-point + wind mitigation together | $150 to $300 | Buyers and owners facing renewal |
| Roof certification | $100 to $250 | Buyers, sellers and insurers asking for remaining roof life |
| Infrared / moisture scan | $300 to $600 | Hidden leaks, flat and low-slope roofs |
| Real-estate (pre-purchase) roof inspection | $150 to $350 roof-only; $300 to $600 as part of a full home inspection | Buyers under contract |
What Pro Specialty Services charges in Lake County
- Roof inspection and written estimate: free inside our service area, with no obligation to hire us.
- Outside our service area: $99 call-out for the trip.
- Wind mitigation inspection: $250.
- 4-point inspection: $250.
- Both in one visit: $399 (you save $100).
Insurance reports are signed by a licensed Florida general contractor and emailed within 24 hours. If the inspection turns up roof work and you hire us and pay for it yourself, the inspection fee is credited toward it. Book a free roof inspection in Lake County or order a 4-point and wind mitigation inspection.
Written by Caleb Hutchinson, owner of Pro Specialty Services in Eustis and a licensed Florida contractor (CCC1335465, CCC1332012, CGC1538852, CRC1332909). We inspect roofs across Lake County every week, so the ranges and advice below come from that work as well as from what other Florida inspectors and contractors charge.
In this guide
Roof Inspection Prices by Type, Explained
The word "inspection" covers very different jobs. A ten-minute look from a ladder, a signed insurance form and a thermal moisture survey all get called a roof inspection, and the price tracks how much time, equipment and liability each one carries.
Standard visual inspection: free to $300
This is the walk-the-roof inspection most homeowners mean. The inspector checks the covering, flashing, penetrations, gutters and the attic, then explains the condition and remaining life. Roofing contractors commonly do it free because it leads to repair or replacement work. Independent inspectors with no work to sell charge roughly $125 to $300 for a written, photo-documented report.
Drone roof inspection: $150 to $400
A drone photographs the whole roof without anyone walking on it. It is useful on steep or two-story roofs and on concrete or clay tile, which can crack underfoot. A drone cannot lift a shingle, test a soft spot or see the attic, so on most homes it supplements a hands-on inspection rather than replacing one.
4-point inspection: $100 to $200
Insurers use the 4-point to decide whether to write or renew a policy on an older home. It covers four systems: roof, electrical, plumbing and HVAC, each photographed and described on the insurer's form. It is a snapshot of age and condition, not a repair estimate.
Wind mitigation inspection: $100 to $200
The wind mitigation form (OIR-B1-1802) records the features that help a home resist hurricane wind: roof shape (hip or gable), how the deck is nailed, the roof-to-wall connection, secondary water resistance and opening protection. Insurers apply premium credits based on those answers. See our wind mitigation inspection page for what each section of the form asks.
Roof certification: $100 to $250
A roof certification is a contractor's written statement of the roof's condition and estimated remaining useful life. Buyers, sellers and insurers use it when a roof is older and the question is how many good years it has left. Our guide to roof certification explains what one includes and who can sign it.
Infrared and moisture inspection: $300 to $600
Thermal cameras show temperature differences where wet insulation or decking holds heat. It is the right tool for a leak nobody can find, for flat and low-slope roofs, and for commercial buildings. Results depend on timing: scans work best in the evening after a sunny day, which is part of why they cost more.
Real-estate roof inspection: $150 to $600
A buyer's home inspector covers the roof as one item among dozens, usually inside a $300 to $600 whole-house fee. A roof-only inspection from a roofer, about $150 to $350 when it is paid, goes deeper on remaining life and repair cost, which is what you need to negotiate.
What's Included in a Roof Inspection
A real inspection covers the roof from the attic to the ridge. If a quote does not include most of the list below, it is not a full inspection, whatever it costs.
- Roof covering: shingle granule loss, cracking, curling and lifted tabs; cracked or slipped tile; loose, dented or rusted metal panels and backed-out fasteners.
- Flashing: walls, chimneys, skylights, valleys and the drip edge, where most Florida leaks start.
- Penetrations: pipe boots, vents and HVAC curbs. Rubber pipe boots dry out in our sun long before the shingles do.
- Gutters and drainage: downspouts, ponding on flat sections and water backing up under the edge.
- Decking: soft spots, sagging and delamination, felt by walking the roof.
- Attic: daylight through the deck, water stains, mold, wet insulation, ventilation and how the trusses are attached to the walls.
- Soffit and fascia: rot and gaps that let water and animals in.
- Photos and a written summary: what is wrong, how urgent it is and what it would cost to fix.
What Drives the Cost of a Roof Inspection
Two Florida homes can get quotes $200 apart for the same inspection type. These are the reasons.
- Size and pitch: a 3,500 square foot, steep, cut-up roof takes far longer to walk and photograph than a simple ranch with a low pitch.
- Height and access: two-story homes, pool cages, tight side yards and locked gates add ladder time and safety setup.
- Roofing material: tile needs careful foot placement or a drone; flat roofs may need core samples or a moisture scan.
- Attic access: a scuttle hole in a closet ceiling with stored boxes underneath can double the attic time.
- Equipment: drones and thermal cameras carry their own cost and training.
- The report: a verbal summary is cheapest; a photo report costs more; a signed state or insurer form costs the most because the signer stands behind every answer.
- Travel: rural addresses and anything outside a company's normal area often carry a trip fee.
- Re-inspections: some inspectors charge again to confirm repairs before an insurer will bind a policy.
Get your Roof Inspection quote.
Free on-site inspection · fast, local scheduling · no pressure.
Free vs. Paid Roof Inspections (and Why Ours Is Free)
Free inspections are real, but you should know why they are free. A roofing contractor gives away the inspection because some of those visits turn into paid repair or replacement work. That is the honest reason ours is free inside our service area: it is how we earn the job. The inspection is still the same full attic-to-ridge check, you get photos and a written estimate, and there is no obligation to hire us.
Because the contractor has something to sell, the protection for you is evidence. Ask for photos of every problem, a written estimate that lists each item, and a clear statement of whether anything is urgent. A contractor confident in the findings will hand you all of it. If an inspector shows you nothing and pushes you to sign the same day, get a second opinion.
Pay for an inspection when the document matters more than the opinion: an insurer form, a roof certification, or a pre-purchase report you will use in negotiations. Those carry a signature and a license number, and that accountability is what you are buying. Our 4-point and wind mitigation reports cost more than the low end of the market because a licensed general contractor signs them, the report arrives within 24 hours, and the fee comes off any roof work you later hire us for and pay for yourself.
4-Point and Wind Mitigation: Florida's Insurance Inspections
Most Florida homeowners first pay for a roof inspection because an insurer asked for one. These forms are underwriting documents. They tell the carrier what it is insuring and they are not part of any claim.
Why insurers ask for a 4-point
Older homes carry more risk from aging roofs, wiring, plumbing and HVAC. Many carriers ask for a 4-point before they will write or renew a policy once a home reaches an age they set themselves, often somewhere between 20 and 30 years. Your agent can tell you your carrier's cutoff and which form it wants.
The Florida roof-age rules
Under section 627.7011(5) of the Florida Statutes, an insurer may not refuse to issue or renew a homeowners policy solely because the roof is less than 15 years old. For a roof 15 years or older, the owner can have it inspected by an authorized inspector, and if the inspection shows at least five years of remaining useful life, the insurer cannot refuse coverage based on roof age alone. Roof age is generally counted from the last full replacement.
Why the wind mitigation form usually pays for itself
Section 627.0629 requires Florida insurers to offer premium credits for wind-resistant features such as roof shape, deck attachment, roof-to-wall connections, secondary water resistance and opening protection. The wind mitigation form is how the insurer learns what your house has. Many homeowners have never had one done, so no credits were ever applied. How much you save depends on the house and the carrier, so be wary of anyone quoting a percentage before seeing your attic.
Who can sign them
The wind mitigation form lists who may sign it, and licensed general contractors are on that list; roofing-only contractors are not. The 4-point form is set by each insurer, and most accept one signed by a licensed general contractor. Ours are signed by Caleb Hutchinson under CGC1538852. Order a 4-point and wind mitigation inspection together and both forms come from one visit.
How Long a Roof Inspection Takes and What You Get
A standard roof inspection on an average Lake County home takes about 30 to 45 minutes on site. Large, steep or tile roofs take longer. Insurance inspections add the electrical panel, plumbing, water heater and HVAC, plus attic photos of the roof-to-wall connections, so plan to be home for longer.
What you should walk away with:
- Photos of the roof surface, flashing, penetrations and attic, including anything wrong.
- A plain-English condition summary and an estimate of remaining life.
- A written, itemized estimate for any repair or replacement, with what is urgent and what can wait.
- For insurance inspections, the signed forms with supporting photos. Ours are emailed within 24 hours.
Keep every report. A dated, photo-documented record of your roof's condition helps when you sell, when an insurer asks about the roof, and when you compare the roof against its condition after the next storm.
Get your Roof Inspection quote.
Free on-site inspection · fast, local scheduling · no pressure.
When to Get a Roof Inspection
- After a named storm or a hard wind and hail event: damage is often invisible from the ground. Have the roof looked at promptly, and photograph anything you see yourself. Whether to contact your insurer is your decision; we do not file or handle insurance claims.
- Before you buy: get the roof inspected during the inspection period, while you can still negotiate or walk away.
- Before you sell: a clean report or a roof certification answers the buyer's question before it becomes a price cut.
- When the roof reaches about 15 years: that is when Florida's roof-age rules and many insurers' questions begin. Shingle roofs in our sun often show their age around this point.
- At renewal, if your insurer asks: order the 4-point and wind mitigation together to save a trip.
- Any time you see warning signs: ceiling stains, granules in the gutters, lifted shingles or rust on metal panels. Our list of signs you need roof repair covers what to look for.
Between inspections, a short Florida roof maintenance checklist keeps small problems small.
How to Choose a Roof Inspector in Florida
Check the license on the Florida DBPR site and make sure the name matches the company. Ask what the report includes before the visit: attic, photos, written estimate, remaining-life estimate. For insurance forms, confirm the inspector is allowed to sign the form your insurer wants. Be cautious of anyone who promises a new roof paid for by insurance, offers to cover or waive a deductible, or asks you to sign an assignment or contract on the spot; Florida law prohibits contractors from offering anything of value tied to a claim. Our guide to choosing a roofing contractor has a fuller checklist, and if the inspection finds problems, the repair vs. replace guide helps you weigh the options.
Inside Lake County, the simplest next step is to book a free roof inspection in Lake County. You get photos, a straight answer and a written estimate, and you decide what happens next.
Local details are on our pages for roof inspection in Eustis, roof inspection in Clermont and roof inspection in Minneola.
Roof Inspection questions from Lake County homeowners
How much does a roof inspection cost in Florida?
Most paid roof inspections in Florida cost $100 to $350 in 2026. A standard visual inspection from an independent inspector is usually $125 to $300, a drone inspection $150 to $400, and an infrared moisture scan $300 to $600. Insurance forms cost less: a 4-point or a wind mitigation inspection typically runs $100 to $200 each. Many roofing contractors, including Pro Specialty Services inside Lake County, inspect a roof and write an estimate for free.
Are roof inspections free in Florida?
A condition inspection from a roofing contractor is often free, because the contractor hopes to earn the repair or replacement. Insurance documents are not free: a 4-point, a wind mitigation form or a roof certification is a signed report that an insurer relies on, so it is a paid service almost everywhere.
How much does a 4-point inspection cost in Florida?
Typically $100 to $200 on its own, or $150 to $300 when bundled with a wind mitigation inspection. It covers the roof, electrical, plumbing and HVAC on the form your insurer uses. Pro Specialty Services charges $250 for a 4-point, signed under a Florida general contractor license, with the report emailed within 24 hours.
How much does a wind mitigation inspection cost?
Usually $100 to $200 in Florida. The inspector completes the state OIR-B1-1802 form, which documents roof shape, deck attachment, roof-to-wall connections, secondary water resistance and opening protection. Florida insurers must offer premium credits for those features, so the form often pays for itself, but the amount depends on your house and your carrier.
What makes a roof inspection cost more?
Roof size, steep pitch, two-story access, tile or other fragile roofing, a hard-to-reach attic, drone or infrared equipment, travel distance and the type of report all raise the price. A signed insurance form costs more than a verbal walk-through because the signer is accountable for every answer on it.
How long does a roof inspection take?
A standard roof inspection on an average home takes about 30 to 45 minutes on site. Insurance inspections take longer because the inspector also photographs the electrical panel, plumbing, water heater, HVAC and the roof-to-wall connections in the attic. A written report usually follows within one to three days; Pro Specialty Services emails 4-point and wind mitigation reports within 24 hours.
Do I need a roof inspection to get homeowners insurance in Florida?
Often, yes, once a home or roof has some age on it. Many insurers ask for a 4-point inspection on older homes, and Florida law lets the owner of a roof that is 15 or more years old get an inspection; if it shows at least five years of remaining useful life, the insurer cannot refuse coverage based on roof age alone. Each carrier sets its own age cutoffs, so ask your agent which forms they need.
Is a roofing contractor the same as a home inspector?
No. A home inspector is licensed to inspect the whole house for a buyer. A licensed roofing or general contractor inspects the roof as the trade that builds and repairs it. Pro Specialty Services is a licensed Florida contractor, not a home inspector, and signs insurance forms under general contractor license CGC1538852.
Get this done in your town
Related Services
More on Roof Inspection