# Pre-sale roof estimate reports: measurement, inspection and what to put in a listing

By Rotomal team · Updated 2026-10-29 · Part of [Roof Tally](https://rotomal.com/roof-report/)

**Short answer:** A pre-sale roof estimate report measures the roof from aerial imagery: area, squares, pitch and facets, plus a replacement-cost range if a roofer prices it. It says nothing about the roof's condition or remaining life; that takes a roof inspection, a separate on-site service that published cost guides put at about $225 on average (Inch Calculator, updated 2023) or $400–484 for a basic inspection (Homewyse, January 2026). In a listing, state a measurement as a measurement with its source and date, and leave condition claims to an inspection report.

## Measurement report vs roof inspection

|  | Measurement report | Roof inspection |
| --- | --- | --- |
| What it tells you | Area, squares, pitch, facets, sometimes a cost range | Condition: damage, leaks, flashing, ventilation, remaining life |
| How it is done | Aerial or satellite imagery, no visit | On site; NRCIA describes five zones: interior, attic, perimeter, exterior environment and rooftop |
| What you get | A PDF with numbers and a roof diagram | A written report with photographs |
| Price | Free tracing tools up to about $87 a report (checked 29 October 2026) | About $225 average, $75–850 range (Inch Calculator, 2023); $400–484 basic (Homewyse, January 2026) |
| Turnaround | Seconds to 24 hours, by vendor | Needs a site visit |

## What agents can and cannot claim

The National Association of REALTORS® Code of Ethics asks members to avoid exaggeration, misrepresentation or concealment of pertinent facts (Article 2) and to present a true picture in their advertising (Article 12). Standard of Practice 2-1 limits the duty to adverse factors reasonably apparent to someone with the expertise their licensing authority requires, and says Article 2 does not oblige expertise in other professional or technical disciplines. In practice, a measurement can be stated as a measurement; condition needs an inspection behind it.

- Fine with a measurement report: "Roof area approx. 2,100 sq ft (21 squares), 6/12 pitch, per aerial measurement report dated 29 October 2026."
- Fine with a roofer's written estimate: "Roof replacement estimate from [roofer], dated ...", attached in full.
- Not from a measurement alone: "new roof", "roof in excellent condition", "15 years of life left" or "certified roof".
- Never present a measurement or an estimate as an inspection or a certification.
- This is general information, not legal advice: state disclosure rules, your MLS's rules and your brokerage's policy apply, so confirm wording with your broker.

## Free and low-cost ways to get the numbers

- MapScaping's free roof area calculator: no account; trace the roof on satellite imagery, enter the pitch, export a PDF.
- RoofStruct's free plan: unlimited do-it-yourself tracing; PDFs carry RoofStruct branding.
- Roof Manager: about $7 a report, billed as $10 CAD, with 2 free reports and delivery in 1–3 hours.
- ExactSquares: $40 a month for unlimited measurements, after a 7-day trial.

## Using roof numbers in a listing or seller packet

- Give the source, the report date and the imagery date next to the figure.
- Round and say "approx."; aerial measurements are estimates.
- Keep the full PDF in the listing file so a buyer's agent can see what was measured.
- Quote a replacement cost only if a roofer issued it in writing, with their name and date.
- If the roof has been changed since the imagery date, say so or remeasure.

## When to order an inspection instead

Order an inspection when the roof's condition is the question: an older roof, visible damage or past leaks, a buyer asking about remaining life, or an insurer or lender asking for one. A measurement report cannot answer any of those, however accurate its area is.

## Roof Tally for listing files

Roof Tally measures from the address alone and returns a PDF plus CSV or JSON for the listing file: area as a range, squares, dominant pitch, facets, imagery date and a quality grade. Bulk mode handles a whole set of listings in one upload. Every report is labeled as a measurement, never an inspection. Reports are $6 each, or $39 a month for 100.

## FAQ

### What is a pre-sale roof estimate report?

A report made before a house is listed or sold that measures the roof and sometimes prices a replacement. It is based on imagery, not a visit, and does not assess condition.

### Is a roof measurement report the same as a roof inspection?

No. A measurement gives size and pitch; an inspection is an on-site check of condition with a written report and photographs.

### How much does a roof inspection cost?

Published guides vary: Inch Calculator gives a $225 national average and a $75–850 range (updated September 2023), and Homewyse puts a basic inspection of a 2,000 sq ft roof at $400–484 (January 2026). Get local quotes.

### Can I put the roof square footage in a listing?

Yes, as an approximate figure with its source and date, if your MLS fields or remarks allow it. Check your MLS's rules and your brokerage's policy.

### Is this legal advice?

No. Disclosure duties differ by state and brokerage; confirm wording with your broker or a real estate attorney.

## Sources

- National Association of REALTORS®: Code of Ethics and Standards of Practice (Articles 2 and 12, Standard 2-1). https://www.nar.realtor/about-nar/governing-documents/code-of-ethics/2025-code-of-ethics-standards-of-practice
- NRCIA: roof inspection, five-zone standard and written report. https://www.nrcia.org/?p=24038
- Inch Calculator: roof inspection cost guide (updated 18 September 2023). https://www.inchcalculator.com/roof-inspection-cost-guide/
- Homewyse: cost to inspect a roof (January 2026). https://www.homewyse.com/maintenance_costs/cost_to_inspect_roof.html
- MapScaping: free interactive roof area calculator. https://mapscaping.com/free-interactive-roof-area-calculator/
- RoofStruct: pricing. https://roofstruct.com/pricing
- Roof Manager: US pricing. https://www.roofmanager.ca/us
- ExactSquares: pricing. https://exactsquares.com/pricing
- EagleView: report pricing. https://www.eagleview.com/pricing/

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Rotomal · https://rotomal.com/roof-report/roof-measurements-for-real-estate-listings/ · hello@rotomal.com