How Much Does a Roof Inspection Cost in Florida? (And When It's Free)
The honest answer depends entirely on which inspection you actually need, and a lot of homeowners pay for the wrong one, or pay twice for two inspections that could have been done in a single visit.
A roofing contractor's inspection, the kind done when you are quoting a repair or replacement, is usually free. A standalone independent inspection for maintenance or a second opinion runs $75 to $200. Insurance-required inspections are a separate category and cost separately: a wind mitigation inspection runs $75 to $175, a 4-point inspection runs $75 to $200, and getting both done together at one visit typically runs $125 to $325, almost always cheaper than booking them apart.
People searching for "roof inspection cost" are usually really asking about one of three different things, and the price swings hard depending on which one it is. Get the wrong one, or get talked into paying for something your insurer would have accepted for free, and you have wasted money on paperwork that does not solve your actual problem.
It Depends on Which Inspection You Actually Need
Florida has more overlapping inspection types than almost any other state, mostly because of how tightly insurance underwriting is tied to roof condition here. Here is the price for each, based on current Florida pricing data.
Roofing contractor inspection
When a licensed roofer inspects your roof to give you a repair or replacement quote, this is typically free. It is a visual and physical walk of the roof surface, focused on whether the roof needs work and what that work would cost. This is the right choice if you have a leak, storm damage, or you are simply not sure whether your roof is holding up.
Wind mitigation inspection
This one exists purely for insurance discounts. A licensed inspector documents features like roof shape, roof-to-wall attachment, and window or door opening protection, then files the results on Florida's official OIR-B1-1802 form. Carriers use it to apply a wind discount to your premium, and the report stays valid for five years unless you change the roof, windows, or doors. Standalone pricing runs $75 to $175 depending on your market and home size.
4-point inspection
This is an insurance underwriting document, not a discount tool. Carriers commonly require it for homes over 25 to 30 years old before they will bind or renew a policy. It covers four systems: roof, electrical, plumbing, and HVAC, and documents the age and condition of each. It runs $75 to $200 standalone.
Wind mitigation and 4-point, bundled
Since both are usually performed by the same type of licensed home inspector, most Florida homeowners get them done in a single visit. Bundled pricing commonly runs $125 to $325, and it is nearly always less than paying for two separate appointments. If your insurer is asking for both, ask the inspector for the combined rate before you book anything.
General home inspection
This is the broad, whole-house inspection typically done during a real estate transaction. It includes the roof as one part of a much larger scope covering structure, plumbing, electrical, HVAC, and interior systems. For a typical 1,500 to 2,500 square foot Florida home, this runs $300 to $500.
Why Contractor Inspections Are Usually Free
A roofing company inspecting your roof to quote a job is not charging you separately because the inspection is how they win the work. That is not a trick, it is just how the business model lines up, but it does mean the person inspecting your roof also has a reason to find something wrong with it.
That is not a reason to avoid free inspections. It is a reason to treat a second opinion as normal, not paranoid, especially before a major repair or a full replacement. Ask the contractor to show you the specific damage, not just tell you about it, and take photos during the visit if they will let you. A contractor who is confident in the assessment will not mind.
The insurance-required inspections work differently because the inspector's job is not to sell you a roof. That independence is part of what your insurer is paying for when it requires the report, and it is part of why those inspections are not free.
Which One Do You Actually Need?
You have a leak or storm damage
Get a roofing contractor's inspection. This is the one that determines whether you need a repair, a partial replacement, or a full replacement, and it is typically free.
Your insurer wants proof of wind-resistant features
That is a wind mitigation inspection, done for the discount, not a repair decision. Expect $75 to $175 unless a contractor is covering it as part of a replacement.
Your roof or home is over 25-30 years old and you are renewing or binding a policy
Your carrier likely wants a 4-point inspection. Ask if a wind mitigation can be bundled at the same visit before you schedule.
Your insurer is questioning your roof's age specifically
That is a different situation with its own rule under Florida law. We break down what the statute actually requires, and where it stops, in a separate post on roof age and Florida insurance.
One detail worth knowing before you call anyone: some roofing contractors will cover the wind mitigation inspection cost as part of a full roof replacement, since a brand-new roof usually qualifies for the strongest discount tier anyway. It is a fair question to ask any contractor quoting a replacement, including us.
What to Do Before You Book Anything
| Your situation | What to book | What to ask |
|---|---|---|
| Leak, missing shingles, or storm damage | Free contractor inspection | Photos of the specific damage, not just a verbal summary |
| Chasing an insurance discount | Wind mitigation inspection | Whether it can be bundled with a 4-point at the same visit |
| Older home, insurer requiring underwriting docs | 4-point inspection (or bundle) | How long the report stays valid and what happens at your next renewal |
| Buying or selling a home | General home inspection | Whether the roof section is detailed enough to satisfy your insurer separately |
If you already know your roof needs a closer look, whether that is a leak, storm damage, or you just have not had it checked in a few years, schedule a free roof inspection with our team in any of our four Florida markets.
Not Sure Which Inspection You Need?
We provide free roofing inspections in Orlando, Tampa, Jacksonville, and Port St. Lucie, no obligation, with photo documentation you can keep for your own records. If what you actually need is a wind mitigation or 4-point inspection, we can point you to that too.
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Frequently Asked Questions
Is a roof inspection free in Florida?
A roofing contractor's inspection tied to a repair or replacement quote is usually free. Insurance-required inspections, wind mitigation and 4-point, are separate services with their own cost, typically $75 to $200 each, because they are performed by an independent licensed inspector rather than a contractor bidding on the work.
What is the difference between a wind mitigation and a 4-point inspection?
A wind mitigation inspection documents wind-resistant features to qualify for an insurance discount. A 4-point inspection is an underwriting document covering the condition of your roof, electrical, plumbing, and HVAC systems, commonly required for older homes at renewal. They cost about the same individually and are often bundled at a discount.
How long does a wind mitigation report last?
Five years, as long as you do not change the roof, windows, or doors in that window. If you switch insurance carriers during that period, the new carrier may ask for a fresh inspection before applying the discount.
Do I need a 4-point inspection if my roof is new?
Possibly still yes if other systems in the home, electrical, plumbing, or HVAC, are older, since the inspection covers all four. A newer roof will typically pass its portion easily, but the requirement is usually tied to the age of the home overall, not the roof alone.
Can I bundle a wind mitigation and 4-point inspection?
Yes, and most Florida homeowners do, since both are commonly performed by the same licensed inspector. Bundled pricing typically runs $125 to $325, which is usually less than paying for two separate visits.
Will a roofing contractor's free inspection satisfy my insurance company's requirement?
Not automatically. Wind mitigation and 4-point inspections have to be performed by an inspector in a category your insurer recognizes, and the report has to be filed on the correct state form. A contractor's free repair-quote inspection is a different document. Ask your carrier directly which type it requires before you assume one covers the other.
Pricing Notes
Cost ranges reflect commonly reported Florida pricing across multiple independent sources as of 2026 and are meant as a planning guide, not a quote. Actual pricing varies by inspector, market, and home size and complexity. Confirm current pricing directly with any inspector or contractor before booking.