Short answer
- A roof survey should record the roof covering, junctions, drainage, access, photos, internal signs and repair priorities.
- Flat roofs need checks for membrane condition, falls, outlets, edges, rooflights and deck condition.
- Heritage roofs need checks for slate, leadwork, chimneys, lime mortar, rainwater goods and consent-sensitive details.
Core roof survey checks
Start with the basics: roof type, age if known, covering material, access, recent weather, leak history and whether previous repairs are visible.
The survey should separate urgent safety or weatherproofing needs from planned maintenance and longer-term replacement decisions.
- Roof covering and visible wear.
- Ridges, verges, valleys, abutments and flashings.
- Chimneys, pots, haunching and masonry.
- Gutters, downpipes, outlets and drainage routes.
- Internal staining, loft signs and damp smells.
Flat roof checklist
For flat roofs, the inspection should check membrane type, ponding water, falls, outlets, upstands, trims, rooflights, abutments, previous patches and any signs of wet deck or insulation.
It should also identify whether repair is realistic or whether replacement planning is better value.
Slate, tile and leadwork checklist
Pitched roofs should be checked for slipped or broken slate, nail failure patterns, cracked tiles, ridge defects, valley issues, lead flashing failure and mortar deterioration.
On older Scottish properties, slate, leadwork, chimneys, gutters and masonry details should be considered together because water often enters at junctions.
Access, safety and limitations
A survey should explain how the roof was inspected and any limitations. Some issues cannot be confirmed without safe access, opening up, scaffold or follow-up specialist checks.
HSE guidance highlights roof edges, fragile surfaces and safe access as key issues, so limitations are not just admin. They affect what can be inspected safely and what evidence can be relied on.
What the final report should tell you
The output should be practical: what is urgent, what can be planned, what needs monitoring, what photos show, which materials are involved and what the next service route should be.
For buyers, landlords, commercial owners and property factors, this clarity helps turn a general concern into a repair scope, maintenance plan or replacement specification.
Useful Scottish references
- Historic Environment Scotland: maintenance of traditional buildings Scottish maintenance guidance covering water ingress, roof coverings, gutters, chimneys and inspection tips.
- HSE: roof work Roof work guidance covering safe access, roof edges, fragile surfaces and method statements.
- HSE: working at height safely Safety guidance on planning work at height, competent people and suitable access equipment.
- Engine Shed: slate roofs Scottish slate roof guidance on inspection, repair, reuse and permissions.
