Across the US, the average price for repairs to a residential roof range from $200 to $3,000, with most people paying between $225 and $1,150 depending on the extent of the damage. Get free instant estimates from roof repair pros near you.
Some repairs you should make to your roof can be plainly seen, even to the untrained eye, while at other times there is no visible evidence. Either way, once the extent of the damage has been established by a professional, you can take care of it and reduce your potential for interior property damage. Issues in your roof structure cannot be ignored away. Leaving it ’til later will cause more disruption and a higher financial impact compared to taking care of it now.
Across the US, the average price for repairs to a residential roof range from $200 to $3,000, with most people paying between $225 and $1,150 depending on the extent of the damage.
|Roof Repair Extent||Average Cost|
|Small Roof Repairs||$200–$500|
|Medium Roof Repairs||$500–$1,500|
|Big Roof Repairs||$1,000–$3,000|
For the smallest repairs that your roof might need, including supplies, and maybe renting a ladder if you don’t already have one tall enough, you are generally looking at $200, or closer to $500 if you need to hire a contractor for a few hours. Work will typically be roof leak repair by sealing the leak area and replacing and sealing shingles.
You’ll need to hire a handyman or contractor to replace a portion of shingles 50–80 square feet, flashing, and minor sealing. In the attic, the cost is $500–$1,000. For medium-sized repairs of roof types other than asphalt, the cost will be:
If you need to replace 100 square foot of shingles or more and take care of a number of flashing issues, but it’s not quite enough damage to warrant replacing the entire roof, expect to pay $1,000–$3,000. You might also need to replace any supporting wood that’s damaged.
When your roofing contractor comes to inspect the roof for a quote, they may discover the need to address other issues. Different roofing types will incur different material costs for your project. Asphalt is the cheapest roofing material, so it stands to reason that the higher the cost of your roofing material, the higher the cost will be to repair tile and shingle.
The following table gives the average cost to replace 100 sqft of tile or shingle. Add $30–$60/hour for labor.
|Roof Repair Type||Average Cost|
|Composite or vinyl tile||$29–$150|
|Corrugated tile lookalikes||$132–$150|
|Wood or cedar shake or shingle||$300–$400|
When caught early, it doesn’t take a lot to keep further roofing problems at bay. Areas where problems routinely surface for most homeowners include some of the following:
|Roof Repair Type||DIY Cost|
|Missing/Damaged Shingles||$30 /bundle|
|Roof Flashing||$2–$7/10 ft for flashing; $10–$20 caulk|
|Cracked Vents & Pipes||$4–$18 for parts; $2–$20 caulk|
|Leaky Skylights||$4–$8 for sealant|
|Roof Valleys||$2–$7/10 ft for flashing; $2–$20 caulk|
|Vertical Slits||$30/bundle of tiles|
|Chimney Caulking||$8–$19/10 ft for chimney flashing; $5 for caulk|
|Flat roof/Low Pitch||$75–$80 roof ponding repair kit/bag; $40 grit/granules|
|Ice damage||$6–$90 de-icing cable; $7–$30 roof safe ice melter|
If you have ever cleared out your gutters and seen a fine gravel, or what appears to be a heavy, sand-like substance, that is the protective layer of granules from your shingles. The granules are supposed to protect your shingles from any foot traffic and from the UV rays in the sun. If you have seen them in the gutter, or collecting where the gutter feeds to, then your shingles are no longer as protected as they were designed to be. Leaving your shingles exposed will have an impact on the useable length of their life, and ultimately their ability to protect your home effectively.
When a few bare shingles are noticed, it is time to replace whatever has been damaged. You might notice this on a portion of your roof that has a tree above it—where water may fall in a focused fashion. While you can’t go to the store and buy one or two shingles, you can get a bundle for about $30 at most stores. There are normally approx. 30 shingles in a bundle, which will allow you to have more on hand to replace any other damaged areas.
On your roof are metal strips connecting various pieces of ductwork and vents to the roof. These strips can crack and corrode the longer they have been in place. In the life of a roof, this is one of the top areas to develop a point of failure. Typically these cost around $2–$7 /per 10 ft for flashing, and $10–$20 for sealant.
Vents in the roof for the plumbing are usually installed with rubber gaskets which have a useable shelf life of around 10 years. These should be checked to make sure there is no cracking in the rubber that could lead to leaks. Gas-powered appliances will usually use a metal storm collar which can become loose at the B-vent metal chimney. Once loose, leaking is a possibility and repairs run $4–$18 for parts, and $2–$20 for caulk or sealant.
Skylights do a beautiful job adding natural light to brighten a home, but when cheap products are used, and not they are not installed professionally, there is a risk of leaking. Water can get in between the top of the window and the roof. Repair costs shouldn’t amount to more than $4–$8 for silicone sealant, unless there is corrosion in the flashing, at which point it would need to be replaced.
This is the term given to the angles formed between two sloped roof panels where they meet, and just like real valleys, it is common to find water in them. During installation, the roofing professional has to cut the shingles to create a shape that fits in the valley, but when a less experienced contractor tries it, cuts can be off enough to create a problem where gaps occur.
For around $2–$7, you can get ~10 foot of flashing and use that in the valley. With an additional cost of $2–$20 for caulk or sealant. This will address where the cuts on the shingle went wrong. As an extra preventative measure, set a reminder to have this checked every 10 to 12 months to make sure no more issues develop.
The vertical slits between shingles are more prone to corrosion since water can work its way between them. The usual repair is to replace the corroded tiles. These are sold by the bundle for about $30.
The most common reason for leaks from your chimney is old caulking. However, don't just caulk it and walk away. Inspect the flashing for corrosion and cracking. If the caulking and flashing are fine, then the chimney itself may have fractures that are allowing water in behind the flashing. The flashing for a chimney costs around $20. Both flashing sealant and masonry caulk cost about $5 each.
If a poor job was done at the time of construction that left the roof with a low or inadequate pitch, the roof is more prone to damage from wind and insufficient run off, causing pooling or other water damage issues. Contact a roof repair expert for pricing.
In regions with moderate to severe freezing conditions, snow, and hail, the snow can melt from the heat in your attic, pool, and then refreeze at the edge of your roof, which can create a regular spot on your roof that traps water and slowly erodes. It can also damage your gutters and downspouts. Remove the snow, break off bits of the ice dam in chunks with a blunt mallet, and melt the rest of the ice with calcium chloride ice melter or a de-icing cable. Typically costs are $6–$90 for a de-icing cable, and $7–$30 roof safe ice melter.
To prevent future ice dams:
The degree of damage and/or physical deterioration that has impacted your roof will affect your total project cost. If there has been a significant storm, or the roof has had years of neglect, and the number of leaks and recurring issues means the entire roof needs to be repaired, check out our article on the cost for a replacement roof.
As mentioned, when your roofing contractor comes to inspect the roof for a quote, they may discover the need to address other issues. Different roofing types will incur different material costs for your project.
These are wood frames that support the roof. If they’re damaged by wood rot, mildew, or insect attack, they can’t support the roof properly. Trusses in older homes can be damaged so much by termites that the roof joints start to move apart. This can cause your roof to start sagging. You can repair it with joist end repair plates, wood resin splice, or remove and replace the whole truss (if it’s beyond repair); this sometimes means the whole roof will need to be removed in order to gain access.
Fascia boards are often called the roofline—the flat part under the roof behind the gutter. They are attached to the trusses and support the bottom row of roof tiles and gutters. Soffits are parallel to the ground and lie at a 90o angle to the fascia. They are usually ventilated to release any condensation that collects in the roof, and they stop rain from blowing into the house. All water- and termite- damaged fascia and soffits, along with nails and caulk, will need to be removed and replaced. Typical costs are $110 for 3 PVC fascia pieces 12” x 8’, and $22–$38 for 48” x 96” fiber cement non-vented panel
These might be leaking, sagging, pooling, or overflowing, causing a lot of water damage. To repair, clean out the gutters thoroughly, tighten or replace all joints between gutter sections, seal all seams with caulk or gutter caulking compound, and patch all holes. If your gutters are sagging and overflow even when they’re not clogged, you probably need to install larger gutters. Your contractor will check for signs of standing water or watermarks and use a bubble level to check the gutters’ slope. Any spots where the gutter sags can be tightened back up with hangers. Average costs is $2–$12 each for hangers, sealant, seamers, wet patch roof cement.
Typically, the reasons for necessary repairs are either from storm damage, the age of the roof, or a combination of both going unchecked. The other main reason for a homeowner to get the roof repaired would be in order to get a higher price on the sale of a home. A good roof appeals to potential buyers and lets you keep one more bargaining chip once you enter into negotiations.
Signs of damage you can see yourself can help determine if some repair work is needed. Discovery is a lot easier if the roof is flat and a little more challenging when it is sloped. Check for any or all the following items on your roof:
When built properly and well insulated, a roof will keep out the rain, snow, ice, the freezing temperatures of the winter months, and the heat of the summer sun. When there is damage to a roof, the usual consequence is leaks. If there is already a leak in your home, your roofing professional can find the cause after doing a preliminary assessment of the roof.
There is also a possibility that the inspection will turn up other issues with the roof. The inspection could reveal that the only repair necessary is the replacement of some flashing and not the more expensive option of replacing shingles or tiles, but the latter is likely if leaking has been going on for some time.
Depending on the cost quoted for repairs, it is usually not worth filing an insurance claim to pay for them, because you pay for every claim at the other end—your insurance will jack up the price of your monthly insurance cost if you file three claims within five years—to ensure you end up paying for it anyway. If you’re still set on filing a claim, most contractors will file it for you.
As mentioned, the earlier you catch problems, the smaller the amount of damage and the less expensive they are to get taken care of. Regular checkups and maintenance will ensure a long, useful life for your roof.
Combining your own annual inspections with professional biannual inspections will put you ahead of 90% of homeowners, alerting you at the earliest possible moment of anything that needs to be addressed.
When preparing your home for sale, you could replace the entire roof, but ideally, only investing in a repair should give the prospective buyer peace about not having to face any unexpected expenses with that once they own the home. Full replacement can be a difficult decision to make. A good thing to think about is if the home is 15 years old and the roof has not been replaced, buyers might come up with a lower number when making an offer, especially if big storms are common in the area.
The best place to start would be to get an inspection done and determine what the best path is to follow from there, but if the age of the roof is nearing the end of the expected lifespan, it may be time to replace it.
To narrow down the list of your favorite contractors, see how many things on the following list they match. This way you can narrow down the list to your top three and ask them for proposals.
The warranty on labor can give you a good clue as to how certain the contractor is of the quality of work done.
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