Fixed Fee · €395 + VAT

Pre-Purchase Roof Inspection Dublin

A practical roof check for home buyers to identify leaks, damage and costly issues before you commit.

Photos where possible

Clear written summary & priorities

Quote options if repairs are needed

Pre-Purchase Roof Inspection

€395 + VAT

External roof inspection (tiles, slates, ridges, valleys, flashings)
Attic/roof space check if accessible
Gutters & downpipes (visible issues)
Written plain-English summary
Photo evidence where possible
Priority list: Urgent / Soon / Monitor

Perfect for home buyers, first-time buyers and landlords.

Who This Is For

A pre-purchase roof inspection is particularly valuable in the following situations.

First-Time Buyers

Buying your first home means less experience spotting roof issues. A pre-purchase inspection helps you understand what condition the roof is actually in before you're legally committed.

Older Properties

Roofs on properties built before the 1990s often have aged materials, outdated ridge systems, or original lead flashings that may be near the end of their useful life. An inspection flags what needs attention.

Visible Damp or Staining

If you noticed damp patches, water stains on ceilings, or discolouration in the attic during your viewing, a roof inspection can confirm whether it's an active leak, past issue or condensation.

What We Check

Our pre-purchase roof survey covers the key areas that affect water-tightness and long-term performance. We focus on what matters for buyers: identifying existing issues, signs of past repairs, and areas that may require attention in the short or medium term.

Tiles / Slates & Fixings

Slipped, cracked, missing or failing slates/tiles; nail fatigue indicators

Ridge Tiles / Dry Ridge Condition

Open joints, movement, failed mortar, or dry ridge system integrity

Valleys & Water Channels

Lead/GRP valley condition, debris build-up, water diversion issues

Chimney Flashing & Leadwork

Failed flashing, open joints, pointing condition around stacks

Roof Penetrations & Vents

Vent pipe flashings, skylight frames, deteriorated seals

Flat Roof Areas (Extensions/Porches)

Blistering, ponding, edge detail failures, surface condition

Gutters & Downpipes (Visible Issues)

Sagging, overflow staining, joint separation, blocked outlets

Attic Signs (If Accessible)

Water staining on timbers, damp insulation, daylight ingress, condensation indicators

What You Receive After the Inspection

Everything written in plain English — no jargon. You’ll leave knowing exactly what condition the roof is in and what, if anything, needs doing.

Plain-English Written Summary

A clear overview of the roof condition in straightforward language — no technical jargon, no ambiguity. What we found, where, and what it means for you as a buyer.

Photo Evidence Where Possible

Photos of key areas, issues identified, and relevant roof components. Visual documentation you can reference during negotiations or share with your solicitor.

Priority List: Urgent / Soon / Monitor

Each issue is categorised so you know what needs immediate attention, what can wait, and what to keep an eye on. Helps you budget and plan from day one.

Repair Recommendations

Practical guidance on what repairs or works are advisable, so you can decide whether to proceed with the purchase, renegotiate, or budget accordingly.

Optional Quote for Repairs

If you'd like a price for any of the work identified, we can provide a quote at the same time. Useful for budgeting or negotiating a price reduction with the vendor.

Property

Semi-detached, c.1985 — Dublin 9

Priority Summary

Valley lead — water ingress risk

Urgent

Ridge mortar — 3 open joints

Soon

Gutter bracket sag — rear

Soon

Attic — minor past staining, dry

Monitor

Slates — generally sound condition

Monitor

Common Roof Issues That Can Cost Buyers

These are the most common issues found during pre-purchase roof inspections in Dublin — many not visible at a general viewing.

Leaking Roof Valleys

One of the most common causes of roof leaks in older Dublin homes. Valley lead or mortar failure allows water to enter internally, often tracking to unexpected areas.

Failed Chimney Flashing

Open or failed lead flashing around chimney stacks is a frequent find. Can cause persistent damp near fireplaces or chimney breasts inside the property.

Ridge Tile Movement

Old mortar-bedded ridges crack and open with movement over time. A significant source of water ingress and a sign the ridge system needs attention.

Flat Roof Failures (Extensions)

Older felt flat roofs on extensions and porches often show blistering, splits or edge failures — particularly on south-facing or exposed areas.

Slate Nail Fatigue

In older natural slate roofs, the original nails can corrode or ‘fatigue’ causing slates to slip. Often affects large sections rather than isolated tiles.

Condensation Misread as a Leak

Dark attic timbers and roof space staining are not always active leaks — sometimes condensation from poor ventilation. Understanding the difference affects urgency and cost.

Gutter & Downpipe Damage

Overflowing gutters, blocked outlets or sagging sections can cause water to track behind fascias and into the roof structure over time.

Roof Penetration Seals

Skylights, soil pipes and vent flashings can deteriorate or separate from the surrounding roof surface — creating entry points for water that are easy to miss from ground level.

Buying a property in Dublin?

Book a pre-purchase roof inspection and know the condition of the roof before you commit.

How to Prepare for Your Inspection

The more context you can provide, the more useful the inspection will be.

Address / Eircode

Provide the full address and Eircode where available so we can review the property and plan the visit.

Notes from Your Viewing

Any damp patches, staining, musty smells, or roof concerns you noticed at the viewing help us know what to prioritise.

Listing Photos

If you can share the property listing or estate agent photos, these give us a useful baseline view of the roof from the outside.

Access Arrangements

Confirm access with the agent or vendor in advance. We need roof access and ideally attic/roof space access where safe and available.

Recent Inspections

Dublin City

Roof Condition Check — Dublin City

Valley lead failure on 1970s semi-detached. Rated urgent. Buyer used the findings to negotiate a repair credit from the vendor.

Swords

Pre-Purchase Inspection — Swords

Several slipped slates identified on rear slope. Ridge mortar open in two sections. Buyer received written summary and separate repair quote.

South Dublin

Attic Staining Traced — South Dublin

Past staining in attic traced to resolved previous leak — confirmed dry. Buyer was able to proceed with confidence after the inspection report.

It seems we can’t find what you’re looking for.

Areas We Cover

We carry out pre-purchase roof inspections across Dublin City, North Dublin, South Dublin and West Dublin — including Swords, Malahide, Clontarf, Tallaght, Dundrum, Blackrock, Lucan, Blanchardstown and surrounding areas.

Related Services

Frequently Asked Questions

What's included in the €395 + VAT inspection?

The fixed fee covers a full external roof inspection (tiles/slates, ridges, valleys, chimney flashings, roof penetrations, flat roof areas if present, and gutters/downpipes where visible), an attic/roof space check where safe and accessible, a written plain-English summary of findings, photo evidence where possible, a priority list categorising each issue as Urgent / Soon / Monitor, and recommendations on the appropriate next steps. If you’d like a separate repair quote for any issues found, we can provide that at the same time or shortly after the inspection at no additional cost.

Do you provide photos and a written summary?

Yes. You receive a written summary in plain English — not technical jargon — along with photos of key areas and issues where possible. The summary explains what we found, where it is on the roof, how significant it is, and what we’d recommend doing about it. Each item is categorised by priority (Urgent / Soon / Monitor) so you have a clear picture of what needs immediate attention and what can be monitored or planned. The written summary is also useful to share with your solicitor, mortgage provider, or when negotiating the purchase price with the vendor.

Can you inspect the attic or roof space?

Yes, where safe and accessible. Attic checks are a useful part of the inspection as they can reveal water staining on timbers, damp insulation, daylight ingress through the roof covering, or evidence of past leaks that may not be visible from outside. If the attic is inaccessible due to access hatch restrictions, heavy insulation, or safety concerns, we’ll note this in the report and focus the inspection on external indicators instead. Attic access should ideally be arranged with the vendor or agent in advance of the inspection.

Can you identify if it's condensation or a leak?

In many cases, yes. Condensation and active water ingress can look similar — both cause staining, dampness, and discolouration on attic timbers or ceilings. During the inspection, we look at the pattern, location, and nature of any staining alongside the external roof condition to determine whether it’s likely to be an active leak, past ingress that has resolved, or condensation from poor ventilation. Where there’s ambiguity, we’ll say so clearly in the report rather than speculate, and advise on appropriate next steps.

How long does the inspection take?

A standard pre-purchase roof inspection typically takes between 60 and 90 minutes on-site, depending on the size and type of property, the complexity of the roof, and whether attic access is available. Larger properties, multiple roof sections, or roofs with a significant number of issues may take longer. You’re welcome to be present during the inspection if you’d like to see what we find and ask questions as we go — many buyers find this helpful. The written summary is provided after the visit.

Can you inspect a property I haven't bought yet?

Yes, that’s the whole point of a pre-purchase inspection — to check the roof condition before you commit to buying. You don’t need to own the property to book an inspection. You’ll need to arrange access with the selling agent or vendor. Most agents are familiar with pre-purchase surveys and can accommodate a scheduled visit. If you’re having difficulty arranging access, let us know and we can advise on how to approach the request.

Are you insured?

Yes, we carry full public liability insurance for all roofing work, including inspections. This protects the property while we carry out the inspection and provides peace of mind for both buyer and vendor during the visit. Insurance documentation is available on request.

Do you check gutters and downpipes?

Yes, we check gutters and downpipes for visible issues as part of the pre-purchase inspection. This includes sagging sections, joint failures, overflow staining, blocked outlets, and separation from the fascia. Gutter condition is relevant to the overall assessment because poor drainage can cause water to overflow behind the fascia, saturate timber, and contribute to damp internally. We won’t carry out a deep internal gutter clean as part of the inspection, but we’ll note any visible issues and their likely significance.

Can you provide a quote for any repairs found?

Yes. If we identify any issues during the inspection that need repair work, we can provide a separate written quote for the repairs at the same time or shortly after. Some buyers use this quote to renegotiate the purchase price with the vendor or to factor the cost into their budget for the property. The repair quote is provided at no additional cost to the inspection fee. There’s no obligation to use us for the repair work, but many clients do as we already understand the roof condition from the inspection.

What happens after the inspection?

After the inspection, you’ll receive a written summary with photos and priority list. You can then use this information to decide whether to proceed with the purchase as planned, approach the vendor to negotiate a reduction or repair agreement based on the findings, factor repair costs into your budget, or request a repair quote from us if you’d like to proceed with the work after purchase. We’re happy to answer any follow-up questions about the report once you’ve had a chance to review it.

Roof Repairs

Flat Roofing

Roofline & Gutters

New Roofs & Upgrades

Maintenance & Inspections