Flat Roof Inspections for Landlords & Insurance
A surveyor-led visual inspection and dated photographic report for landlords, freeholders, managing agents, RTM companies and property owners who need clearer evidence of a flat roof’s visible condition.
Hunter Ellis records what was accessible and visible, explains material findings in plain English and sets out proportionate next steps. We do not sell roofing repairs or replacement work.
Straightforward residential or landlord inspection and report from £325 including VAT.
Condition evidence to support a decision—not a roof warranty or promise of insurer acceptance.
Send the exact current requirement before instruction
There is no single statutory inspection interval that applies to every flat roof. The controlling requirement may come from the policy schedule or endorsement, lease, maintenance plan, manufacturer guidance or roof-system guarantee. Wording, frequency, evidence and the required inspector can differ.
If the clause requires a roofing contractor, specialist contractor or another named provider, a Hunter Ellis report may not satisfy it. Hunter Ellis will not describe the report as compliant or insurer-approved. Obtain written clarification from the insurer, broker or warranty provider where the wording is unclear.
Independent evidence before maintenance, repair or an insurance conversation
A focused inspection can document visible deterioration, organise priorities and identify where contractor, specialist or intrusive investigation is justified. It is not a whole-building survey or a cheap set of aerial photographs.
For the legal, lease, guarantee and policy distinctions behind recurring roof checks, read Do Landlords Have to Have Flat Roofs Inspected?
Maintain a reliable property record
Document visible condition, recurring concerns and maintenance priorities for one flat-roof area or a small residential property.
Define the next instruction
Obtain an independent overview before arranging repairs, further investigation or contractor quotations.
Scope larger roofs properly
Establish the roof extent, access, reporting purpose and evidence requirement before agreeing an individual fee.
What the inspection can record
Subject to safe access, weather and the written scope, the inspection may consider:
- Visible coverings, laps, seams and joints
- Cracking, splits, blistering and lifted areas
- Perimeter edges, parapets, copings and upstands
- Flashings and junctions with adjoining walls
- Outlets, gutters and accessible rainwater details
- Falls, ponding and visible drainage restrictions
- Rooflights, vents, pipes and other penetrations
- Debris, vegetation, contamination and previous repairs
- Relevant accessible internal signs of leakage where included
- Details requiring roofing, specialist or intrusive follow-up
The method is chosen for the roof—not sold as a fixed package
The safest suitable combination of accessible close inspection, views from adjoining areas, internal observations, camera-pole or drone imagery is agreed for the particular building.
Accessible close inspection
Used only where access is safe, lawful, proportionate and included within the instruction. Physical roof access is never assumed.
Internal and alternative viewpoints
Relevant rooms, windows, adjoining levels and other safe vantage points can add context where they are accessible and agreed.
Drone-supported imagery
Aerial imagery may supplement the report where lawful, safe and useful. If high-level visibility alone is required, see Drone Roof Surveys.
A dated photographic record with practical priorities
The PDF report is proportionate to the agreed purpose and normally records:
- The client, property and roof area instructed
- The supplied clause and documents reviewed
- The inspection method and access achieved
- Important limitations and areas not inspected
- Material photographs and visible-condition findings
- Why significant observations matter
- Urgent, timely and planned actions
- Recommended contractor or specialist input
- A next date only when supported by current supplied wording
Priced as a professional inspection and report
Subject to review of the supplied clause, roof extent, access arrangements and required reporting scope.
Individually scoped where appropriate. The requested work must fall within Hunter Ellis’s competence and insured scope.
A written scope, access assumptions, fee and expected delivery date are confirmed before instruction. If another party requested the report, send its exact wording before accepting the quotation.
Flat roof inspection, drone survey or defect survey?
| Service | Best suited to | Typical output | Does not replace |
|---|---|---|---|
| Flat Roof Inspection | Defined insurer evidence requests, condition records and planned maintenance | Photographic visible-condition report, priorities and next steps | A whole-building survey, roof warranty or intrusive investigation |
| Drone Roof Survey | High-level external visibility where aerial imagery is the main requirement | High-resolution external imagery with proportionate commentary | Close inspection or a full flat-roof report unless separately scoped |
| Specific Defect Survey | One known leak, crack or isolated concern | Focused findings, likely causes where evidence permits, and actions | A comprehensive assessment of the whole property |
| Level 3 Building Survey | Buyers needing detailed pre-purchase assessment | Whole-property report on defects, implications and priorities | Specialist tests, destructive investigation or guarantees |
For a property purchase, a focused flat-roof inspection should not normally be used instead of the appropriate Level 2 or Level 3 survey.
The clause and access are checked before you instruct
Send the brief
Provide the address, reason, concerns, access details and exact current clause or requesting-party wording.
Agree the scope
Hunter Ellis confirms suitability, included roof areas, anticipated method, limitations, fee and programme.
Inspection
Mark undertakes the agreed visual inspection using the safest suitable method available on the day.
Report
You receive a dated photographic record, material findings, priorities and proportionate next steps.
What this service does not promise
- It is visual and non-invasive unless another method is expressly agreed.
- Concealed deck, insulation, vapour-control layers and hidden junctions are not confirmed.
- A dry surface on the day does not prove the roof has never leaked or will remain watertight.
- Water can travel within a build-up, so visual evidence may not locate the exact entry point.
- Weather, height, fragility, boundaries, airspace and site conditions can restrict access or drone use.
- It is not insurer approval, confirmation of cover, a compliance certificate or a guarantee of claim payment.
- It is not a roof warranty, remaining-life guarantee, valuation, structural appraisal, fire-risk assessment, asbestos survey, legal opinion or safety certification.
- Third-party reliance is excluded unless separately agreed in writing.
Focused on Bristol
Flat roof inspections are focused on Bristol so the service remains responsive and personally delivered. Nearby instructions may be considered individually where the property, access and required scope make them practical.
One technically minded point of contact
The inspection is undertaken by Mark Tutton BSc (Hons), MRPSA, ACABE, drawing on surveying, defect diagnosis, insurance-claims and technical-design experience since 2009.
Advice is independent of roof-repair sales and explains what the available evidence can—and cannot—establish.
Flat roof inspection questions
Is a flat roof inspection legally required every two years?
No—not as a universal rule. Two-year conditions appear in some insurance policies, but legal repairing duties, other policies, leases, maintenance plans and guarantees are not all written the same way. Check the current documents for the property.
Will an insurer accept the report?
Acceptance cannot be guaranteed. Only the insurer can confirm its evidential and professional requirements. Send the exact current wording before instruction so the proposed scope can be checked.
What if the policy requires a roofing contractor?
A Hunter Ellis report may not satisfy that requirement. Obtain written confirmation from the insurer or broker before appointment. Hunter Ellis will not represent itself as a roofing contractor or describe the report as insurer-approved.
Is this the same as a drone roof survey?
No. A drone is one possible method of obtaining high-level imagery. The condition inspection is a defined reporting service that may combine accessible close views, internal evidence and aerial imagery where appropriate.
Can the inspection identify the exact source of a leak?
Sometimes visible evidence indicates a credible source, but not every leak can be conclusively traced visually. Water can travel behind finishes or within the roof build-up, and testing or opening-up may be recommended.
How often should a flat roof be inspected?
Follow the applicable current policy, endorsement, lease, guarantee and manufacturer guidance. Condition, age, exposure, drainage, previous leakage and later work may justify additional checks. A date is included only where the supplied wording supports it.
Does BS 6229:2025 apply?
BS 6229:2025 is the current code of practice for specified flexible-waterproofed flat and curved roofs. It is technical good-practice guidance, not legislation, and a visual existing-roof inspection is not automatically a full BS 6229 compliance assessment.
Is this suitable when buying a property?
It may add evidence about a defined flat roof, but it is not a substitute for the appropriate whole-property Level 2 or Level 3 survey.
What should I send for a quotation?
Send the address, your role, property use, roof type and age if known, access details, leak and repair history, photographs, reporting deadline and the complete current policy, warranty or maintenance clause.
Need clear roof evidence before deciding what to do next?
Send the property details, reason for inspection and exact current wording. Hunter Ellis will confirm the appropriate scope, fee and whether this is the right service before you instruct.
Request a flat roof inspection
Tell us what the inspection needs to achieve. If an insurer, broker, warranty provider, managing agent or other party supplied wording, include the complete current clause so the proposed scope can be checked before you instruct us.
