The roof on a building or home protects everything inside, but it might need repairing since it’s susceptible to so much weather and wear and tear. Professionals can repair roofs that are leaking in various places once they assess the damage. They can also repair broken or missing shingles.
Sometimes, missed minor repairs mean you’ll have to replace your roof sooner than you want, so keep a close eye on it and have it inspected for safety.
So, how much does it cost to fix a roof? Read on to find out more about the cost of repairing a roof and the types of repairs you might encounter.
How Much Does It Cost to Repair a Roof?
Anyone who’s ever owned a home has wondered, “How much does it cost to repair a roof?” The roof is a large portion of your house and protects everything inside, so it’s a big worry and potentially a considerable expense.
The cost to fix a roof can range from $300 to $1,200, depending on the extent of the damage. On average, homeowners spend about $750 for roof repairs. The cost depends on the size of the roof, labor, and materials, and the accessibility of the damage. Large houses with extensive roof damage and pricey shingles can easily cost $4,000 in repairs.
Sometimes you’ll notice your roof is missing a few shingles. In that case, the repair is minor. But don’t brush this issue off as purely aesthetic—missing shingles mean the rain is getting to the roof’s underlayment. The rain can cause significant structural damage. It’s better to pay a professional to put on new shingles than wait until you need more work done.
A leak can rot the framing and underlayment, meaning you need to rip up a more extensive section of shingles to get to the wood beneath. The roofer will have to remove the rotten wood, replace it, and then re-shingle that area of the roof, which costs much more than replacing shingles.
Minor problems can escalate into major issues requiring extensive and expensive repairs. But the damage isn’t the only factor that plays into what you’ll pay for roof repairs.
Size and Complexity of the Repairs
Roofers use 10-foot by 10-foot measurements for building, repairing, and replacing roofs. This measurement is a square and is how you’ll buy shingles. If only one square of your roof is missing shingles or needs repairs, it will cost much less than if two or more squares have any damage.
Plain roofs are cheaper and easier to repair compared to those with multiple planes. Whether the roof is flat or pitched also influences the cost. For repair pricing, roofers categorize roofs into these types:
- Simple, meaning they have fewer than 6 planes
- Average, meaning they have 6 to 12 planes
- Complex, meaning they have more than 12 planes
Steeper roofs are more expensive to repair because the roofer must be more cautious, which means the job will take longer. Flat roofs are cheaper to repair, but the cost can add up over time, as there’s no pitch, allowing water to pool over time. You might need to schedule repairs more often for a flat roof than a pitched roof.
Any features on your roof also affect the cost of repairs. Chimneys, skylights, and vents are likely to develop leaks over time. Repairing the leak might mean you have to repair or replace the chimney, skylight, or flue. Since these structures interrupt the flow of the roof, any nearby damage will cost more to repair. The roofer has to work around the obstacle carefully.
If possible, regularly inspect your roof to know what shape it’s in. Otherwise, you might miss the potential to have a minor repair, like replacing a few shingles. The damage can quickly get worse so you wind up paying more for a major repair that leaves your house covered in a tarp for weeks before completion.
Timing and Weather
Are there any other factors to consider when answering ‘How much do roof repairs cost’? Yes. The timing of roof repairs will play a part in the overall expense. You can’t know when your roof will spring a leak or face damage, but seasons matter in the roofing industry. Snowy conditions prevent the roofers from seeing the problem. Icy shingles present a risk, so roofers must work slower, which will increase their time and the associated cost.
Of course, it’s not possible to repair a roof during a rainstorm because the water will get into the underlayment and framing. It’s best to have roof work during mild temperatures. If the company isn’t busy, you might even get a better deal on the work.
However, you’re not going to know in advance when your roof needs repairs. If a tree damages your roof during a storm, don’t hold off until the weather is nice to schedule a repair. You’ll pay more for emergency roof repair, but it’s better than allowing the rest of your property to experience damage due to a leaky roof.
Emergency roof repairs cost anywhere from $100 to $300 more. But since it’s an emergency, your business or homeowners insurance might cover the cost of repairs. Check your insurance policy to see what it says about roofing repairs caused by weather or acts of God.
Types of Roof Repairs
Water, snow, or weather damage cause the most common roofing problems. A roof leak repair is something a professional roofing company can do easily. But a leak isn’t always a simple fix—this problem can escalate and need major repairs, or even total replacement.
Minor repairs aren’t necessarily expensive, with a price range anywhere from $150 to $1,500. These repairs might be gutter cleaning to prevent clogs and flooding. Patching small leaks and replacing missing shingles count as minor repairs.
Flashing is a thin metal installed around chimneys and valleys on your roof. It redirects water so it won’t get in crevices or pool in low spots. But flashing can pull away from the roof. Replacing it is a minor repair.
Major repairs are understandably more expensive. They require more work, which you’ll see on the bill as the laborer’s time. They also often need more supplies. The cost of major repairs typically starts at $1,500 and can be as high as $7,000.
Since these repairs are so extensive, they might require some restructuring of your roof’s framework and joists. The roofing company might have to file permits for the work and have city or county inspectors come to check the process.
Major roof repairs can also involve HVAC, electrical, or plumbing problems. In this case, you’ll need those respective professionals to come and fix the issues. In addition to paying for any roof repairs, you’ll also have to pay to fix any damaged system, as well as the professionals who do the work.
Sometimes the damage is so extensive the best option is to replace the whole roof. A replacement might also occur if a roof is more than 20 years old. A roof with no damage can last up to 30 years, but once you notice significant damage, it can compromise the entire integrity of the roof. Depending on the size of your house, expect to pay more than $8,000 to replace a roof.
Roof Materials Needed for Repair
Part of the expense of repairing your roof is the professional’s time. They know how to do the work, so you’re paying for their expertise. But the bulk of the roof repair is for the materials used. It’s cheaper to use asphalt shingles compared to tile shingles. They’re also easier to work with, so they require less of the professional’s time.
There are pros and cons to various roofing materials. Make sure you know what’s on your roof if you’re making repairs and need to match shingles to patch what’s there. If you’re replacing the entire roof, you can look into getting a different material that might be more durable than the previous shingles.
Shingles are roof coverings that overlap to protect the substructure from the elements. Most have some sort of grain, grit, or texture on them for more durability. No shingles are water-tight, but some materials hold up better in extreme weather. A professional roofer knows how to install and repair shingles to prevent excess moisture from getting inside your attic and rafters.
In roofing terms, professionals measure shingles in squares. A roofing square is actually 100 square feet of roof surface. If your roof is 1,800 square feet, you’ll need 18 squares of shingles to cover it. Repairs take much less, though. A bundle of shingles will cover about 32 square feet.
Asphalt shingles are the most common roofing material. The repairs typically needed for asphalt shingle roofs are replacing missing or damaged shingles. Some roofers use sealant to repair shingle cracks if the shingle is still in good shape.
Different manufacturers make this type of shingle, but all are durable. You can find various types, styles, and colors of asphalt shingles. The price will fluctuate slightly due to the specifics, but they’re typically about $90 per square or $30 per bundle. Added together with labor, and depending on the severity of the damage, repairing an asphalt shingle roof costs about $700.
Wood shingles are highly combustible, and some urban areas ban their use because of the risk of fire spreading so rapidly. In that case, you might be able to use treated wood shingles, which have a fire retardant coating to lessen the risk of fire.
These shingles are about $600 per square, making them one of the more expensive options. They also require a lot of maintenance to ensure the fire retardant coating hasn’t worn off, or they haven’t rotted due to weather.
Though installation and replacement costs are high, repairs are lower than you’d think. The average wooden shingle roof repair is about $750, which isn’t much higher than an asphalt shingle roof.
If you’re looking at this material for your roof, make sure you notice if you’re getting wood shingles or wood shakes. Shakes are longer and thicker than shingles, so they’ll give your roof a different look. While shingles have smooth, sawn edges, shakes have split on at least one side.
Tile shingles are most commonly clay, terracotta, or concrete. Clay is the most affordable option at $300 per square on average. Concrete starts at $400 per square, while terracotta can be anywhere from $500 to $1,000 per square.
These costs reflect the material only, without adding in the roofer’s labor. Since tile is more brittle, professionals must be careful when handling them. Repairs will cost about $1,000 on average. Damage most commonly happens due to cracked or broken tiles, though leaks are also a concern.
Though tile shingles are brittle, once installed, they’ll last anywhere from 50 to 100 years in a suitable climate. You’ll likely need to get under the shingles to repair or replace the framing first.
Slate roofs are among the most expensive roofing options available. The cost of a square of slate ranges from $1,000 to $3,000. Most repairs are about $1,500 on average and happen due to chipped or broken slate.
These roofs are heavy, so repairs and replacements take a long time to complete. On the other hand, this weight makes slate roofs very durable. They can last up to 200 years if you take care of them. Like with tile roofs, this longevity means you’ll likely need to get underneath and repair or replace the framework. This will happen long before you need to invest in a new roof.
Steel is the most popular material for metal roofs, but you can find various alloys or pure metals to fit your business’s aesthetic. Steel is the most affordable option and can last more than 50 years. But you’ll need to regularly clean and maintain the metal to keep it in good shape.
Metal roofs are susceptible to rust, corrosion, scratches, and color fading. Incorrect installation can cause the metal to wrinkle and let in water and pests, leading to a host of additional problems for your business.
Though the roofs are durable and last for a long time, they’re expensive to repair. On average, business owners pay about $1,500 for metal roof repairs.
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Flat roofs have very few angles or none in some cases. Most industrial buildings, retail centers, and warehouses have flat roofs. If your business has a flat roof, you’re in luck—repairs cost about $400 on average. If you need to replace a flat roof, you’ll pay anywhere from $250 to $350 a square.
Many industrial buildings have large vents and drains, which change the square footage of the roof itself. Still, the expenses can really add up since these roofs are susceptible to more severe damage than pitched roofs.
Having someone regularly inspect your roof will pay off in the long run. Have them look for pooled water and sagging. You can check inside for leaks and mold growth, which will give you a heads-up that water might be getting in through the roof.
Reasons to Repair a Roof
Keeping an eye on your roof will ensure you notice any damage before it gets too severe. You might want to hire inspectors to come out annually if you have a large roof or a unique roofing material. It’s better to pay for regular maintenance than get stuck with a massive repair bill.
Repairs might put you out of business for a few days, negatively impacting your company’s reputation and income. It takes some time to assess the damage before they even start working.
Not all repairs will take several days, but it depends on the roofer’s availability and what materials you’re using. The roofer will have to order rare shingles before they can complete repairs.
Leaks are the most common reason for roof repair. You can notice leaks if you see water in your home or business. It can drip from the ceiling or trail down the wall. You might spot mold from the moisture first, then discover the leak as you search for the mold’s source.
Roofs should be flat as they stretch from side to side and front to back. If you notice any sagging in your roof, it might be an underlayment problem. The wood might be rotting and not holding the shingles up as it normally would. This problem can happen if snow or water piles up in the area and seeps beneath the shingles.
A roof leak repair could happen for many different reasons. The cause of the damage will impact the roof leak repair cost. Some leaks are due to broken shingles, and, if spotted early, the roofer can quickly replace the shingles and fix the leak. But leaks that have gone on undetected might have caused underlying damage, taking more work and costing more money.
When your gutter gets clogged, rainwater backs up and can’t flow through the downspout properly. The debris in the gutter makes the water pool along the edge of your roof. With heavy rains, it might back up and damage several feet of shingles on the gutter line.
Cleaning your gutters twice a year can prevent this damage. If you have trees near your house, check your gutters more often during autumn. Pine needles pile up quickly, so if you have pine trees near your house, you might want to clean your gutters every three months.
As you’re cleaning your gutters, take note of the debris you find. Are they pine needles, leaves, or acorns left by squirrels? You might want to invest in a mesh gutter cover. These allow rainwater in so it can flow through the downspout, but leaves and other debris are too large to fit through the mesh.
Keep an eye on shingle granules in the gutter. If you notice this silt in the bottom of your gutter after rainfall, it’s a sign that your shingles are wearing out. The rain is enough to remove the granule texture from them, so they’re disintegrating and need replacing.
You might have shingles missing from your roof for a variety of reasons. Sometimes they’re not properly installed and dislodge over time. If a shingle nail isn’t driven in completely, it sticks out enough to catch the rain. The water trails down the nail and into your house, damaging the shingle and causing a leak at the same time.
Strong winds can cause some shingles to loosen and crack, break, or fall off completely. Light shingles might curl up due to rain or extreme heat. Depending on the extent of the damage, you might only need to replace a few shingles. But sometimes you might need to replace a 10-foot by 10-foot area of the roof, which raises costs as seen in the price of shingle squares.
When shingles are missing, your roof’s underlayment and framing are at risk of exposure to the elements. They’re open for rain or sun damage, both of which can cause major problems that need expensive repairs.
Valley Flashing Damage
Flashing in the valleys of your roof helps water flow off of the roof. It also works to prevent rain from getting into the interior of your home or business. Because these long strips of flashing could have some damage all along the length, it’s best to replace the entire unit.
Roofers will remove the shingles around the valley before taking away the flashing. While it’s possible to repair the flashing, it’s worth replacing it since the roofers have to remove the shingles anyway. That way you know you’re getting new, sturdy flashing.
Once the new flashing is in place, the roofer replaces the shingles and seals that section of the roof. The costs for roof valley flashing damage vary. It depends on the slope of your roof and the length of the valley. Both of those aspects affect how many shingles you’ll need, as well as how long the job will take. On average, this repair costs $500 but can go as high as $1,500.
Damage to the Eaves
The tails of your roof form eaves to hang over the edge of the structure. These edges keep rainwater and melted snow from running down the side of your business, damaging the paint, siding, walls, and framework.
If there’s any damage to the eaves, the water won’t flow away from the structure as intended. Instead, it will roll down the wall and cause extensive damage. While it’s not exactly a leak, it still causes water damage that can have a negative impact on your building’s overall structure.
Eaves seem like a minor part of the roof, but repairs range from $1,400 to $1,700 on average. Roofers will fix the eaves as well as the trusses, fascia, or anything that prevented the eaves from staying intact initially.
Vent, Skylight, or Chimney Problems
Any fixture on the roof is susceptible to leaks. Vents, skylights, and chimneys need flashing and collars to prevent water from getting into the installed roof. Any related repair will start at $500 on average.
The roofer has to remove shingles around the affected area to fix this type of problem. They’ll repair any framing damage, reseal the wood, and put new flashing or collars around the fixture. The shingles go on over the flashing.
Chimney problems can push your repair cost to $750 or more if the chimney is also damaged. The chimney’s structure could be causing the leak instead of simply the flashing around it. In that case, you have to fix the chimney before fixing the roof’s framing, flashing, and shingles.
Skylights often get damaged on the rubber gaskets, which you can repair with a silicone seal. However, skylights also have flashing around them, like vents and chimneys. The skylight itself might be leaking, in which case you need to get a new skylight before repairing the roof around it. Skylight repairs start at $1,500 due to the intricate work required.
Wear and Tear
Having an older roof doesn’t mean you need to replace it all when you notice the damage. You can still repair an older roof because the wear isn’t even. Certain sections of your roof might get more exposure to the elements, while other shingles are in the shade and stay in good condition.
Repairing areas of the roof that have gone through wear and tear is much more cost-efficient than replacing the whole roof. Handling roof repairs in this way also means you’re solving problems as they occur. Otherwise, you’re waiting until more damage happens and you have to replace the whole roof.
The roof is an integral part of your building, so you want to solve any problems right away if you notice any issues. Leaking roof repair costs $750 on average, but letting the matter go can lead to significant damage that harms your property and costs much more to fix. Instead of waiting until you have to replace the entire roof, repair leaks as you notice them.