Roof inspection Haarlem

You rarely see a roof up close. Yet it is the part of a house that takes the most weather, and in Kennemerland, with the sea wind, a little more still. This page explains what is checked during a roof inspection in Haarlem and the surrounding area, by type of roof, when an inspection makes sense, and how to have a roofer’s quote reviewed.

Nederlandse versie: Dak laten inspecteren Haarlem

Premiumkeur Haarlem (Tempeliersstraat 63, Haarlem) inspects roofs throughout Kennemerland: Haarlem, Heemstede, Bloemendaal, Zandvoort, Velsen, Beverwijk, Heemskerk and Castricum. We are not roofers and we do not carry out repairs. We do not recommend roofers either.

In brief

• An independent roof inspection costs from € 499. Tracing roof leaks costs from € 599. You receive the report within two working days.
• The inspector goes onto the roof when that can be done safely and responsibly.
• For each component you get a condition rating, photos and advice. Some roof inspections also include a cost overview, for immediate repairs and for maintenance in the longer term.
• The inspection is visual and non-destructive. We cannot see what is under the roof covering or under gravel without opening something up; the report states this.

1. When does a roof inspection make sense?

• You are buying a house. A standard building inspection also looks at the roof, but a separate roof inspection goes deeper, for example for a large flat roof, a thatched roof or a listed building.
• You have a quote from a roofer and doubt whether all the work is needed.
• Work on the roof has just been done and you want to know whether it was carried out properly before you pay the final instalment.
• The owners’ association (VvE) wants to know where it stands, for example for the multi-year maintenance plan.
• There is a leak and the cause is unclear, or it returns after a repair.
• The roof is old and you want to know how many years it has left, so you can plan the maintenance.

2. What we look at, by type of roof

Kennemerland has many different roofs: flat roofs on terraced houses and gallery-access flats, tiled roofs on 1930s houses, slates and zinc on older town houses, and thatched roofs on villas in Bloemendaal and Heemstede, among other places.

Every roof also comes with its chimneys (head, pointing, lead, rain cap), dormers, roof windows and the connections to the neighbours’ roofs. We also note safety risks, such as loose parts that could fall or a rusted hoist beam.

3. Wind and salt: what the coast does to a roof

Because of the location by the sea, roofs in Kennemerland take more wind and driving rain than roofs inland. In practice this means:

• Lead and zinc around chimneys and dormers must be firmly fixed and overlap far enough. A flashing that is fine in ordinary rain can let water through in a storm.
• Tiles and ridge tiles that are not properly secured blow loose more easily.
• Close to the sea, as in Zandvoort and IJmuiden, metal fixings, sealant and pointing weather faster.
• Gutters fill up with leaves quickly in autumn, especially in the wooded parts of Heemstede, Bloemendaal and Aerdenhout. A full gutter overflows in a heavy shower, straight into the façade.

4. Lifespan: when does a roof need replacing?

These are indicative figures. How long a roof really lasts depends on the quality of the material, the workmanship, the location and the maintenance.

A flat roof that has been patched in many places is often more expensive to keep repairing than to replace in one go. Conversely, an old tiled roof does not always need to be redone entirely: tiles last a long time, and the problem is often the lead, the gutters and the membrane underneath. Making that distinction is exactly what an independent inspection is for.

5. Having a roofer’s quote reviewed

Have you received a quote and are you unsure about it? We can inspect the roof and state in our report, component by component, what is needed, what must be done in the longer term and what is an improvement. You can then put the quote next to it.

Questions you can already ask yourself:

• Which defect was found, and can I see photos of it?
• Is replacement really necessary, or can the component be repaired?
• Which part of the quote is needed to stop a leak, and which part is maintenance or improvement?
• What is included in the price: scaffolding, removal of old material, temporarily taking off solar panels?

6. A free roof inspection: what to watch for

Many roofers offer a free roof inspection. That can be perfectly fine, especially if you already know something needs doing. It helps to know how it works: the inspection is usually paid for by the work that follows, so whoever assesses the roof also earns from the repair. Many roofers do this honestly, but the advice is harder for you to check. In practice a quote sometimes contains more than necessary, for example a completely new roof where repairing a few joints would do.

Be extra careful if someone rings your doorbell unasked, suddenly finds serious damage on the roof and is in a hurry, or wants to be paid in cash or in advance. If you sign an agreement worth more than € 50 at the door, you generally have a 14-day cooling-off period according to the Rijksoverheid (in Dutch).

7. What the report contains

• General details: date, weather conditions, type of property and year of construction, whether there is a VvE.
• For each component the condition (from good to very poor), with photos and an explanation.
• Which components could be inspected only partly or not at all, and why.
• Our advice and the order in which to tackle the work.
• For some inspections, a cost overview including VAT, for immediate repairs and for maintenance in the longer term.

You receive the report within two working days.

8. Case studies: eight roof inspections in Kennemerland

These cases come from our own roof inspections in Haarlem and the surrounding area. Addresses and names are left out; the neighbourhood is taken from the postcode. Amounts are only given where the report mentions them.

Case 1: Roof work with many workmanship errors, Haarlem-Oost/Schalkwijk

Situation. Detached house from 1900, two storeys, mansard roof, no VvE. In August 2024 the resident asked for an independent roof inspection after work on the roof.

Findings. In many places the cement under the ridge tiles was missing, so tiles were sticking up. At the gutter the tiles should have continued at least 5 cm lower. There were many leaks around the roof windows and the front gutter had two large holes. The roof membrane stopped about 30 cm short of the ridge on both sides and was not taped. In many places there was rock wool, while a different insulation membrane had been quoted. In the loft, nails stuck through the roof boarding.

Advice and costs. The report gives no repair plan and concludes that the finish does not meet good craftsmanship. No amounts in the report.

What this shows. Even after recent roof work, many defects can be present. An independent check makes them visible.

Case 2: Leak via lead flashing and stepped gable, Haarlem-Centrum

Situation. Corner house from 1625, three storeys, no VvE. In January 2024 the resident asked for a roof inspection with leak detection, to trace a leak. Only the right-hand side of the roof was examined.

Findings. The façade had severe damp patches caused by penetrating damp, and the window below as well. A lead flashing had come loose at the bottom, letting water get behind it. The joint between the stepped gable and the wooden cladding was not watertight. The ridge tiles had been repaired, but do not join watertight. The zinc gutters are estimated to be well over 20 years old; zinc lasts 25 to 35 years on average.

Advice and costs. We advise making the lead flashings and stepped gable watertight, having the cover tiles checked, having the ridge tiles inspected and cleaning all gutters. Scaffolding is needed. No amounts in the report.

What this shows. The damp patches were lower down than the spot where the water got in.

Case 3: Ridge tiles on all roofs of an owners’ association complex, Bentveld

Situation. Apartment complex from 1997, three storeys, with a VvE. In March 2023 the VvE asked for an inspection of the complex’s roofs.

Findings. The ridge tiles are fixed with nails and rubbers and do not join watertight, on all roofs. The tile battens were already affected by wood rot. The zinc valley gutter is 25 years old and tiles there have sunk. The much-repaired gutter is still not watertight. The bitumen roof covering on the balconies is 25 years old, with a lifespan of 20 to 25 years.

Advice and costs. We advise fixing the ridge tiles again, making the seams watertight and fitting a vapour-permeable membrane, and renewing the gutter. Have the roof cleaned at least once every 5 years. No amounts in the report.

What this shows. One defect occurred on all roofs. The VvE can then plan the maintenance as a whole.

Case 4: Mould and overdue roof maintenance, Haarlem-Zuid

Situation. Upstairs flat from 1918, two storeys, with a VvE. In August 2024 the owner asked for a roof inspection and a damp survey.

Findings. In the rear bedroom there was a lot of black mould on the uninsulated outer wall by the chimney flue. The home has no mechanical ventilation. At the chimneys the pointing was loose and the lead was not built in according to guidelines. The fascia boards had a lot of wood rot. The bitumen roof covering is estimated to be at most 10 years old and fair. No leaks were seen around the rooflight.

Advice and costs. We advise insulating the wall on the inside and installing mechanical ventilation. Renovating the chimney, replacing the fascia boards, cleaning the gutter and repairing the pointing: these costs are for the VvE. No amounts in the report.

What this shows. The mould had a cause in the home itself. The overdue maintenance is the VvE’s responsibility.

Case 5: Checking the roof before solar panels, Haarlem-Centrum

Situation. Detached villa from 1908, three storeys, used for business, no VvE. In June 2023 the user asked for a roof inspection because solar panels were going to be installed.

Findings. The tiles were fair for their age, with a few damaged and broken ones. The seal between the ridge tiles and the tiles showed defects, as did the pointing and lead at the chimneys. The middle dormer on the right had a few blisters. The synthetic gutters looked good. The flat roof of the extension had several wrinkles, in our view not directly harmful, and in a number of places the bonding had come loose.

Advice and costs. We advise having a roofer carry out an overall check beforehand: replacing and rearranging tiles, checking seals and lead connections, repairing the flat roof. No amounts in the report.

What this shows. Even a reasonably good roof has points to fix. For solar panels they should be repaired first.

Case 6: Flat roof without adhesion and without emergency overflows, Haarlem-Noord

Situation. Office building from 1990, two storeys, unoccupied, no VvE. In October 2023 the owner asked for an independent inspection of the large bitumen roof.

Findings. At the roof edge trim the layers had not fused together during torching. Around the air conditioning unit the covering had been stuck on instead of torched on. In several places the covering could be lifted with a knife: it was not attached to the old base layer. At several roof penetrations water came out from under the covering when we pressed on it. The rainwater outlets were not properly sealed in and there was no emergency overflow anywhere.

Advice and costs. We advise several emergency overflows, because if the outlets block, the roof can give way under the weight of the water. Have the repair carried out as soon as possible by a recognised roofer. No amounts in the report.

What this shows. Only by pressing and lifting did it become clear that the roof was not watertight.

Case 7: Tiled roof with dormer and solar panels, Castricum

Situation. Apartment complex from 1935 with a VvE. In May 2026 the VvE asked for a roof inspection. The roof had previously been insulated and was given new battens at that time.

Findings. The fixing of the ridge tiles had weathered. Tiles fitted poorly, were damaged or broken off and had been finished locally with flexible mortar. The upstands of the concealed gutters were too low and the insulation was already affected. At the dormer a water board was missing and a joint had been closed with tape after earlier leaks. The lead was laid in pieces that were too long (the usual maximum is about 1.0 to 1.25 m) and had cracked.

Advice and costs. We advise rearranging the roof and anchoring the tiles. Indication, 2026 price level, excluding rights: roof tiles incl. scaffolding € 11,000, gutters and cover strips € 6,000, lead € 2,250, taking solar panels off and putting them back € 2,000, water boards € 1,750, ridge tiles € 1,000, roof window € 350. Total € 24,350.

What this shows. Even a roof that has been insulated afterwards can have poor joints.

Case 8: New roof tiles badly laid, Haarlem-Noord

Situation. Canal house from 1918, three storeys, with a VvE. In April 2020 the VvE asked for an independent opinion on the roof, which had been given new roof tiles.

Findings. The tiles were not evenly spread and did not overlap. Verge tiles, tiles under the roof window and along the valley gutter had been fitted wrongly. The side of the dormer was made of chipboard. The gutters had been partly renewed, the zinc was badly soldered and there were screws through the gutter. The pointing of the façades was mediocre, with a risk of penetrating damp, and the soldier course above the windows had sagged.

Advice and costs. We advise relaying the complete roof, including gutters, lead and zinc work, and renewing the dormer. Renew the pointing and replace the soldier course with a concrete lintel. No amounts in the report.

What this shows. New tiles do not mean the roof has been laid properly.

9. Frequently asked questions about a roof inspection in Haarlem

What does a roof inspection in Haarlem cost?

An independent roof inspection at Premiumkeur costs from € 499 including VAT. Tracing roof leaks costs from € 599. You receive the report within two working days.

Does the inspector really go onto the roof?

Yes, when that can be done safely and responsibly. If a roof can only be reached with an aerial platform or scaffolding, we discuss that beforehand.

Do you also inspect thatched roofs and slate roofs?

Yes. We inspect flat roofs, tiled roofs, slate roofs, zinc roofs and thatched roofs.

Can you assess a roofer’s quote?

We assess the roof itself and state, component by component, what is needed immediately, what must be done in the longer term and what is an improvement. You can put that result next to the quote.

Is a free roof inspection really free?

You do not pay separately for the inspection. With a roofer, the costs are usually earned back through the work that follows. That need not be a problem, but with a large quote, ask which defect was found and which part of the work is really needed.

How long does a flat roof last?

As a guide, bitumen roof covering lasts 20 to 25 years and EPDM about 40 years. Location, workmanship and maintenance make a big difference.

Are repair costs included in the report?

For some roof inspections the report includes a cost overview with estimates including VAT, for immediate repairs and for maintenance in the longer term. An estimate is not a quote.

Do you recommend a roofer?

No. Premiumkeur does not carry out repairs and does not recommend roofers, so that we have no interest in the repair.

How often should I have my roof checked?

Have the gutters cleaned at least once a year, more often with trees nearby. For an old or frequently repaired roof, it is best to have it inspected periodically, so that you can plan maintenance instead of chasing leaks.

10. Videos of our roof inspections

On the Premiumkeur YouTube channel you will find many videos of our roof inspections and leak investigations: on flat roofs, tiled roofs, and at chimneys, gutters and dormers.

11. Further reading

• Leak detection Haarlem: how we trace a leak or damp patch back to its source.
• Building inspection Haarlem knowledge base: the building inspection, foundations and buying in Kennemerland.

Sources: the cases on this page come from Premiumkeur’s own reports. Addresses and names are left out. External source: Rijksoverheid, rights for doorstep sales. Reference date: October 2026.

Contact details Premiumkeur Haarlem

Premiumkeur Haarlem, Tempeliersstraat 63, 2012 EC Haarlem
Telephone: +31 23 234 0040
Email: premiumkeur@gmail.com
Premiumkeur B.V., Heiligeweg 30, 1012 XR Amsterdam, KvK 81106130

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