10 Key Risks Identified in Roof Surveys

When it comes to surveying residential properties, few elements reveal more about a building’s condition than the roof. It’s the first line of defence against the weather and often the first to show signs of deterioration.
A professional roof survey can uncover defects long before they become costly repairs, but only if you know what to look for and how to record your findings accurately.

For surveyors, that is the challenge. Every roof tells a story, sometimes subtle, sometimes alarming. A single cracked slate might indicate structural movement, while damp patches in the loft could suggest condensation, poor ventilation, or even hidden leaks. The skill lies in distinguishing between normal wear and tear and genuine failure.

In the UK and Ireland, older housing stock and unpredictable weather make roof surveys particularly complex. From timber decay to insulation gaps, understanding what to prioritise and how to report it clearly to your client is essential.

This guide breaks down the 10 most common risks found during roof surveys, sharing practical insights from real-world surveying experience. You will learn how to identify key issues, explain them clearly to clients, and make your roof inspections faster, safer, and more reliable using modern digital tools.

Contents

• Moisture ingress, leaks and condensation
• Damaged or missing roof coverings
• Flashings, junctions and leadwork defects
• Structural movement and timber decay
• Poor ventilation and insulation
• Vegetation and maintenance neglect
• Gutter and drainage failures
• Heritage and listed-roof complications
• Safety and access risks
• Digital documentation and compliance

Water where it should not be is the number one enemy of any roof. Moisture ingress is one of the most common findings in roof surveys, often appearing around flashings, valleys, or junctions.

You will often find:

• Broken, missing or displaced roof coverings letting water in

• Leaks around chimneys, dormers or flat roof joints

• Condensation or damp in loft spaces caused by poor ventilation or insulation

Unchecked moisture leads to rot, mould and structural decay, quickly reducing a property’s value and raising insurance concerns. During your roof survey, use moisture meters, inspect internal ceilings and joists, and check for damp stains in lofts. When reporting, always explain why the moisture is present (“condensation caused by blocked ridge vents”) rather than simply stating “damp noted”.

This is often the first thing clients notice and one of the easiest issues to underestimate.

Common examples include:

• Cracked, split or missing tiles or slates

• Sagging or failing roof membranes

• Dislodged coverings following storms or frost

The roof covering is the building’s first shield. Once it is compromised, everything beneath, from rafters to insulation, becomes vulnerable. Document the type of damage (for example, “tile slip due to failed fixings”), note the probable cause, and, if possible, estimate remaining lifespan. This helps clients understand urgency and cost implications.

These areas are often small but critical, and they are easy to miss during a roof inspection.

Typical risk points:

• Deteriorated or poorly installed lead flashings around chimneys or abutments

• Failed sealing at valleys and dormer junctions

• Movement at junctions creating open gaps for water ingress

Even if the tiles look sound, faulty flashings can lead to hidden leaks and ceiling damage. In your roof survey report, include close-up photos and precise locations (“lead flashing, southeast valley – 20mm gap observed”). Explain the consequences of leaving it unresolved so clients understand it is not just cosmetic.

Roof movement and decaying timber can signal wider structural problems.

What to look for:

• Sagging ridge lines or uneven roof slopes

• Split or deflected rafters

• Signs of fungal decay or insect attack in timbers

If you notice distortion or bowing, note the possible cause (age, overloading, or prior alterations) and recommend further structural evaluation where necessary. Documenting this clearly helps protect both your client and your professional liability.

Moss, algae, and debris might look harmless, but they hold moisture and accelerate deterioration.

Typical roof survey findings:

• Moss growth trapping moisture and causing freeze-thaw damage

• Blocked gutters and valleys holding standing water

• Overhanging branches rubbing tiles or dropping debris

Encourage clients to see maintenance as prevention rather than repair. Highlight these items as “routine maintenance” to separate them from structural defects. Clients appreciate knowing which issues are quick fixes versus costly future problems.

The drainage system is as important as the roof covering itself. If it fails, everything else follows.

Common risk points:

• Sagging, leaking or detached gutters and downpipes

• Blocked valleys leading to pooling and leaks

• Missing upstands or poor falls causing overflow

Trapped water is destructive, as it causes leaks, damp, and timber decay. In your roof survey, record gutter condition separately but note the connection between drainage and roof integrity. Recommend cleaning, realignment, or repairs as needed.

Historic and listed buildings bring unique challenges for roof surveys.

Key considerations:

• Original materials (like stone slate or handmade tiles) that are difficult to replace

• Incompatible modern materials causing condensation or decay

• Limited access or restrictions on repair methods

When inspecting heritage roofs, always identify material types and note any non-original repairs. Clients may face conservation rules or specialist costs, so flag where expert advice is recommended. Your role is not just identifying defects but helping clients understand the context.

Surveying roofs can be dangerous work. Safety, documentation, and professional clarity are just as important as identifying defects.

Watch for:

• Unsafe access points, fragile coverings, hidden skylights, or pest activity

• Poorly documented findings or vague reporting that could lead to disputes

Use drones, poles, or thermography to minimise risk where appropriate. Include an access and limitations statement (“roof viewed from scaffold; no internal access available”) and ensure all findings are supported by photos. Following HSE guidance and maintaining consistent standards protects both you and your clients.

Modern clients expect more than handwritten notes and phone photos. Inaccurate or poorly stored data can undermine your credibility and compliance.

Key risk areas:

• No traceable photo evidence or clear tagging

• Reports lacking location context or consistent formatting

• Legacy paper systems creating weak audit trails

Digital roof survey tools such as GoReport allow you to capture, tag, and store findings with accuracy and speed. Structured data, photo logs, and automated report generation improve consistency, client confidence, and regulatory compliance.

Roof surveys remain one of the most technically demanding aspects of property inspection. From moisture and movement to missing tiles and digital record-keeping, each issue tells part of the story. The best surveyors combine technical knowledge with precise documentation and, increasingly, the right technology.

If you want to make your roof surveys more efficient, compliant, and client-friendly, explore how digital reporting can help. Book a free GoReport demo today to see how our digital tools support faster, safer, and more accurate roof inspections.

What is included in a roof survey?

A roof survey is a detailed inspection of a property’s roof structure, coverings, and drainage systems. It assesses the condition of materials such as tiles, slates, membranes, flashings, and timbers, while also checking for signs of moisture ingress, poor ventilation, or insulation defects. A professional roof survey should include photographs, location references, and clear recommendations for maintenance or repair.

Why are roof surveys important for residential properties?

Roof surveys help identify early signs of damage before they become expensive repairs. In the UK and Ireland, roofs face constant exposure to wind, rain, and frost, which can quickly lead to leaks or decay. Regular inspections allow homeowners, surveyors, and property managers to maintain building safety, prevent costly issues, and support accurate valuations.

How often should a roof survey be carried out?

For most residential properties, a roof survey should be carried out every two to three years, or after major weather events such as storms or heavy snowfall. Older or heritage buildings may need more frequent inspections due to the fragility of materials and the potential for hidden structural issues.

How long does a roof survey take?

The duration depends on the size and complexity of the property. A standard residential roof survey can take between one and three hours. Larger or multi-level buildings, or those requiring drone inspection or access equipment, may take longer. Digital reporting tools such as GoReport can significantly speed up the process while improving accuracy and consistency.

How much does a roof survey cost in the UK?

Costs vary depending on roof size, access requirements, and whether advanced methods (like drone or thermal imaging) are used. In the UK, a typical roof survey for a standard home ranges between £150 and £500. For heritage or commercial properties, the cost can be higher due to the additional expertise and equipment required.

What are the most common problems found in roof surveys?

The top issues identified include moisture ingress, damaged or missing coverings, defective flashings, blocked gutters, and inadequate ventilation. These problems often lead to damp, mould, and structural decay if left unresolved. Digital roof survey reports help surveyors document these findings clearly for clients and contractors.

Can drones be used for roof surveys?

Yes. Drone roof surveys are increasingly popular because they allow surveyors to inspect high or fragile roofs safely and efficiently. Drones capture detailed aerial images that can be integrated into digital reporting software like GoReport, providing a precise, traceable record of the roof’s condition.

How does GoReport improve roof surveys?

GoReport enables surveyors to collect, tag, and store roof survey data digitally in real time. Using templates, photo tagging, and automated report generation, it removes manual paperwork and ensures compliance with RICS and industry standards. The result is faster, more accurate roof inspections that clients can trust.

What should clients do after receiving a roof survey report?

Once a roof survey is complete, clients should review the findings with their surveyor and prioritise repairs or maintenance work. Acting promptly on recommendations helps prevent small defects from becoming serious structural or moisture issues. Keeping a digital record of roof condition also supports future property valuations and insurance claims.