How much does slate roof repair cost?
How much does slate roof repair cost?
$500 – $2,100 average cost to repair
Slate roof repair cost
Slate roof repair costs $500 to $2,100 on average, depending on the slate type, damage, and accessibility. Most residential slate roof repairs cost around $1,400.Slate roof replacement costs $10 to $30+ per square foot, depending on the material. Replacing a slate roof with shingles costs $5,700 to $12,000.
| National average cost | $1,400 |
| Minimum cost | $300 |
| Maximum cost | $4,000 |
| Average range | $500 to $2,100 |
Slate roof repair cost by type
| Repair | Average cost |
|---|---|
| Replacing broken tiles | $50 – $300 per tile |
| Replacing flashings and fasteners | $400 – $3,000 |
| Partial restoration | $2,500 – $5,000 |
Fixing slate roof tiles cost
Replacing broken slate roof tiles costs $50 to $300 per tile on average, depending on the slate and fastening type and the roof's accessibility. Replace broken or missing tiles as soon as you discover them to prevent underlayment damage and roof leaks.
Replacing flashings and fasteners {#flash}
Replacing flashings and fasteners costs $400 to $3,000, depending on the material and the amount needing replacement. Most slate roofs use copper or stainless steel. Flashings typically wear out faster than the roofing slate.
Flashings are thin metal strips installed under roofing tile at the roof walls and edges, in valleys, and around penetrations to direct water away from the roof seams and cracks.
Fasteners are nails or hooks used to attach each slate to the roof, depending on the installation method.
Slate roof restoration cost
Slate roof restoration costs $2,500 to $10,000 or more, depending on the slate type, age, and roof condition. Restoration involves addressing the entire roof's health instead of repairing only one section.
The roof restoration process may include repairs, replacing flashings and fasteners, and partial slate replacement.
A slate roof in disrepair is a candidate for restoration if the roof was correctly installed and the slate has at least 15 years left of its lifespan.
Cost to reslate or replace a slate roof
Slate roof replacement costs $10 to $30 per square foot, depending on the size, condition, location, and if using hard or soft slate. Reslating a roof costs $20,000 to $60,000 on average. Slate is among the longest-lasting roof materials, but it still wears naturally over time.
| Slate type | Cost per square foot | Average cost to replace a 2,000 SF roof |
|---|---|---|
| Soft slate | $10 – $20 | $20,000 – $40,000 |
| Hard slate | $20 – $30 | $40,000 – $60,000 |
Replacing slate with shingles or metal roofing
Replacing a roof costs $3 to $25 per square foot, depending on the new roofing material, roof size, location, and job complexity. Consider replacing a slate roof with more budget-friendly roofing material if planning to move within the next 5 to 10 years to maximize the return on investment (ROI).
| Material | Cost per square foot | Average cost to replace a 2,000 SF roof |
|---|---|---|
| Synthetic slate roof cost | $9 – $12 | $18,000 – $24,000 |
| Asphalt shingle roof cost | $3 – $5 | $6,000 – $10,000 |
| Clay tile roof cost | $8 – $25 | $16,000 – $50,000 |
| Metal roof cost | $5 – $16 | $7,500 – $40,000 |
| Cedar shake roof cost | $7 – $15 | $14,000 – $30,000 |
| Concrete roof cost | $7 – $19 | $14,000 – $38,000 |
Slate roof maintenance cost
Slate roof maintenance costs $450 to $1,750 per year on average. Slate is among the most durable roof materials but still sustains natural wear and tear with age and may incur damage from weather or falling debris. Annual cleaning and inspections catch minor problems before they become more severe.
Slate roof inspection cost
A slate roof inspection costs $100 to $400 on average. Inspect the roof annually and after severe weather to ensure the slate's long lifespan. Hire an experienced slate roof inspector as roofing slates break if walked on incorrectly.
A slate roof inspection typically includes:
Checking for missing, broken, cracked, punctured, or slipped slates
Evaluating the flashings, fasteners, and penetrations
Assessing the roof decking condition from the home's interior.
Slate roof cleaning cost
Slate roof cleaning costs $250 to $600 or $0.15 to $0.60 per square foot to remove debris and soft wash the slates. Multiple stories and steep-sloped roofs increase the cost. Clean the roof annually or more frequently if needed to remove debris and prevent moss growth.
Gutter cleaning costs $100 to $250 on average. Clean the gutters and downspouts regularly to prevent more severe issues caused by debris buildup.
Frequently asked questions
How long do slate tiles last?
A natural slate roof lasts 50 to 200+ years, depending on the type, location, and site conditions. Hard slate lasts 75 to 200+ years, while soft slate lasts 50 to 125 years. Roofers often call slate the "forever" material because it lasts multiple generations with proper installation and maintenance.
How to tell if a slate roof needs replacing?
A slate roof typically needs replacing when:
20% to 30% of the slates require repair.
The slate is experiencing significant flaking.
Powdering is visible on the slate's underside. Slates installed on battens may be visible from the attic.
The roof is soft slate and is in the last 20 to 30 years of its expected lifespan.
Flashing and fasteners wear out and need replacing sooner than the roofing slate.
Is it worth repairing a slate roof?
Repairing a slate roof is only worth it if the slate is not nearing the end of its lifespan. Major repairs may not be worth the investment for a soft slate roof that is showing its age. Hard slate can last 200+ years and is typically worth repairing.
Consult a professional slater if needed to confirm the roof's slate type. Most soft slate is colored, and most hard slate is black, but there are exceptions.
Can you repair a slate roof from the inside?
A slate roof typically cannot be repaired from the inside. Repair attempts from inside may cause more significant damage. Small roof leaks may temporarily be sealed from the inside using a spray-on sealant. Still, most experts recommend using buckets instead until a roofing professional completes a proper repair.
Finding and hiring a roof repair contractor
Before hiring a tile roof repair contractor, be sure to:
Look for trained members of the Slate Roof Contractors Association (SRCA), the National Slate Association (NSA), the National Roofing Contractors Association (NRCA), and the Tile Roofing Industry Alliance (TRI).
Look for companies insured, bonded, and with 5+ years of business history.
Get at least three in-person estimates to compare.
Browse their reviews on HomeGuide and Google.
Ask for a detailed estimate and warranty in writing.
Avoid going with the lowest quote as quality may suffer.
Never pay in full before the work begins.
Questions to ask
How long have you been in business?
Are you licensed, bonded, and insured?
What level of insurance do you carry?
Are you a member of the SRCA, NSA, NRCA, TRI, or other roofing organizations?
Who will be doing the repairs? Are they trained and experienced specifically in slate roof repairs?
Can you provide references for me to contact?
How much do you charge for a roof tune-up, and what does it include?
If you find additional problems once you are on the roof, will you provide an updated estimate before continuing the work?
How long will the repair take? If it takes more than a day, how will the crew leave the job site at the end of the day?
Are the repairs warrantied? What does the warranty cover?
How do you dispose of materials taken off the roof during repair?
What does the estimate include?
What additional costs should I expect?