The short answer
A lender does not usually ask for a separate roof report. The valuer or surveyor looks at the roof as part of their inspection, and if they note a defect or doubt, the lender may ask for a specialist report or a retention before it will release funds. That report can come from a qualified roofer, though some lenders name who they will accept.
What lenders actually look at
A mortgage lender wants to be sure the property is good security. To check, it instructs a valuation, which is a basic look at the building from a surveyor working for the lender. The valuer notes the age, construction, general condition and any obvious defects, and gives an opinion of value. The roof is part of that look, but it is seen mostly from the ground, with binoculars if the surveyor has them.
If the report mentions slipped tiles, a sagging ridge, patched flat roofing, non-standard construction or signs of leaks, the lender may respond in one of three ways. It may lend as normal, ask for a specialist report before it proceeds, or reduce the loan or hold back part of it until repairs are done. That last option is often called a retention.
So a roof report is a reaction to something found. Having one ready in advance, on a house you are buying, can speed things up, but it is not a standard requirement.
Who can provide the report
The lender decides who it will accept, and the answer varies. Some are happy with a report from a roofing contractor, particularly for a defined repair such as a ridge, valley or flashing. Others want a chartered surveyor, especially if the question is structural or the property is unusual. Always ask the valuer or the lender what they will take before paying for anything.
A roofer is well placed to say what is wrong and what the repair involves, because we go up and look closely and then price the fix. A surveyor is better placed to comment on wider construction and value. Our page on whether to use a roofer or a surveyor sets out the difference in detail.
When we survey, the pictures we take of the roof in question travel with a written quote, so the lender, the buyer and the seller can all look at the same facts. That shared record often shortens the arguments about what a repair is worth.
Timing helps too. A report arranged while the valuation is still pending can answer the lender's question straight away, whereas one commissioned after a retention notice means the sale waits while someone gets access.
Cost and what to expect
MyBuilder's roof inspection guide, updated in August 2026, gives a typical national range of £150 to £500, with standard inspections lower and thermal work higher. It is a third-party range for the method, not a price for your roof. Our roof survey cost page covers what moves the figure.
Access matters most. A buyer cannot always get onto the seller's property at short notice, so allow time and ask the estate agent early. For the full service, see roof inspections and surveys.
Roof types that raise questions
Some constructions draw more attention than others. Flat roofs on extensions and garages often get a note, because their life is shorter and their failures are sudden. MyBuilder's flat roof guide, updated in August 2026, says a flat roof typically lasts 15 to 30 years, so one with unknown age is a question mark. Thatched, stone slate, asbestos cement and heavily patched roofs raise their own queries.
Foam sprayed onto the rafters is a notable example. The RICS consumer guide notes that its presence may colour a surveyor's view of value, and lenders differed as of November 2024: a few declined such homes while the rest looked at each case. If your loft has foam, tell your conveyancer early.
Auction purchases add time pressure. Our page on an auction roof check explains what can be done before bidding.
What a useful report contains
A report that satisfies a lender is specific. It identifies the roof type and covering, describes the fault or condition in plain terms, includes dated photographs, states the recommended repair, and ranks the items by urgency. It does not need to be long, but it does need to address the exact issue the valuer raised, and it should say plainly if the roof is otherwise in sound order, since a lender reading it wants to know that too.
Photographs matter, because they let the lender's team see the roof without going up. A pole camera can add images of high or awkward areas; our page on pole camera roof inspection explains where it helps.
We write down what we find, and the repair is priced in a written quote. We do not give valuations or mortgage advice, and we do not promise that any lender will accept a particular report. Ask the lender, through your broker or solicitor, to confirm what it needs, and keep that reply with your paperwork in case the question comes up again at exchange.
Practical steps if the valuer flags the roof
First, get the wording. Ask your broker or solicitor for the exact comment, because the right response depends on whether it is a retention, a condition or a recommendation. Second, ask the lender who may carry out the follow-up work or report. Third, arrange the survey, and ask the seller for access if you are buying.
If repairs are needed, a written quote lets you negotiate with the seller or agree a retention with the lender. Where the survey shows a roof is sound, a clear report can resolve the question quickly. For insurers rather than lenders, see insurance roof reports. For the wider service, start at roof inspections and surveys.
Call 01793 626096 or use the form to describe the property, and we will explain what a survey would involve.