How Much Does Roof Repair Cost?

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.

This pricing guide covers:

Roof Repair Costs

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.

Small Roof Repairs Cost - $200–$500

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.

Medium Roof Repairs Cost - $500–$1,500

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:

• $500–$1,500 — metal roof, wood or cedar shingles, flat or single ply roof, slate or stone
• Up to $500 for vents, skylights
• $500–$750 for repairs to chimneys (on a roof of most materials)

Big Roof Repairs Cost - $1,000–$3,000

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.

Roof Repair Costs by Type

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.

Asphalt Shingles Roof Repair - $300

• Can crack and curl in extreme temps.
• Can blow away in wind speeds over 70 mph.
• Excess UV rays or trapped moisture can cause shingles to break down and let water in at the sides.
• They can crack from falling tree limbs and hail.
• If they were installed by nonprofessionals, the underlay, valley metal, and flashing could all need repair.
• They also may have been attached with few nails on the wrong part of the shingle rather than on the nailing strip, letting in water and given wind more freedom to rip off the shingle.

Composite Tile Roof Repair - $370

• It can scar easily in hot temperatures.
• Damaged in high winds.
• Can blow away in sections, not just single tiles.
• Tends to attract mildew and moss, holding in moisture under the tile.

Rubber Roof Repair - $425

• It can puncture quite easily from falling tree limbs or foot traffic, which leads to leaks.
• Leaks can also form around any stack lines, chimneys, or vents.
• It can be hard to find puncture marks, but once found, they can be filled with sealant or liquid adhesive.

Foam Roof Repair - $500

• Can lose its sealing capabilities if not recoated every ten years.
• Foam can flap in the wind if not installed properly.
• Prone to mold.

Wood Roof Repair - $650

• Can mold or rot and split.
• Can grow algae.
• Can attract termites and other wood-damaging bugs if not treated properly.

Metal Roof Repair - $750

• Metal roofs can leak from loose or open seams and flashing.
• If it wasn’t installed and sealed properly, leaks can also occur around the fasteners.
• Metal sometimes also oxidizes or is damaged and should be replaced.

Concrete Tile Roof Repair - $800

• Concrete is porous and can retain moisture.
• It can leak, so it must be sealed with sealant or waterproof cement at the site of the leak.
• Your best long-term option is to waterproof the entire roof with a sealant that allows the concrete to breathe.
• Can crack easily when walked on and in freeze-thaw climates, but these cracks can be filled with the same sealant or caulk. Fill larger cracks with roofing cement. Prime, seal, and seal again with a second coat.
• Sometimes you will need to replace or reposition the tiles, which are very heavy, and re-caulk exposed nails.
• If the roof keeps leaking, your problems might lie in the quality or age of your roofing felt rather than the concrete, in which case you’ll need to replace it.

Clay Tile Roof Repair - $1,025

• Cracks easily when walked on and in freeze-thaw climates.
• Leaks common, which damages underlay.

Slate Roof Repair - $950

• Cracks easily when walked on.
• Can be difficult finding replacement tiles of a matching color.
• Only as wind resistant as asphalt tiles at 115 mph.
• Can be nailed too tightly, preventing tiles from lying flat and causing leaks.

Solar Roof Repair - $3,800

• Panels can break when walked on or from large hail.
• Can be damaged in strong winds.

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Common Costs for Roof Leaks & Repairs

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 Shingles Repair Cost

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.

Roof Flashing Repair Costs

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.

Cracked Roof Vents and Pipes Repair Costs

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.

Leaky Skylights Repair Cost

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.

Roof Valleys Repair Costs

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.

Corroding Vertical Slits Repair

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.

Cracked Chimney Caulking Repair

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.

Inadequate Slope or Low Pitch

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.

Ice damage

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:

• Replace the bottom three feet of your roof with a wide metal drip edge. Be sure to install a water-repellant membrane under it.
• Seal all warm air leaks going into attic space. Insulate living space.
• Vent warm air between the insulation and roof sheathing.

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.

Additional Roof Repair Cost Factors

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.

Roof Trusses Repair

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.

Roof Fascia and Soffits Repair Costs

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 90^o 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

Roof Gutter Repair Costs

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.

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Roof Repair Causes

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.

• Age of roof - In general, if an asphalt shingle roof is well looked after, a homeowner can expect to see a useable lifespan of between 15 and 25 years unless minor repairs are not being taken care of when they are needed, or if the roof was not installed by experienced professionals, or they were not using good-quality materials and were cutting corners on the project.
• Storm damage - Storm damage is possible at any time. Negative impact from the elements can damage a roof’s ability to act as a protector to the home’s interior even two weeks after the roof is finished, or 20 years later. After there is a significant storm in the area, it would be a wise idea to check the roof for damage, and periodically check the attic for any leaks.

Where to Find Roof Leaks and Damage

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:

• Mold or moss growing on one or more areas of the roof
• Missing shingles
• Partially missing or torn shingles
• Broken shingles
• Any shingles that are not completely flat but are curled up
• Any shingles that are missing their granular surface
• Rotten or soft roof sheathing
• Damage around chimneys
• Interior leaks which are visible in the attic or in the ceiling of your highest story

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.

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Claiming a Roof Repair on Insurance

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.

How to Avoid Costly Roof Repairs

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.

• Your own checks – If you have access to a ladder, you can check your roof for visible signs of damage or deterioration. Inside your attic you can check for visible indicators of mold or other water damage. Check your roof and attic space after big storms, or after a big freeze or snowstorm.
• Inspections – Performing regular maintenance on your roof is an essential component of home ownership, and inspections are a critical aspect of your roof maintenance. Not all issues, serious or otherwise, are clearly visible to the untrained eye. Since it takes a lot of experience and knowledge to find all the potential issues and current damage, the investment you have in your home is best served by having a professional take care of the inspections. In addition to having the right equipment to do a thorough examination and know exactly what to look for, professionals will know how to appropriately interpret what they do discover.

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.

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Resale Value on Roof Repairs

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.

Selecting Your Roofing Contractor

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.

• Are A/A+ rated members of the Better Business Bureau
• In business for many years
• Specialize in roofing and roof repairs
• Offer a warranty on labor
• Certified, Insured and bonded
• Use high-quality roofing materials

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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