Most leaks are small
The roof is rarely the problem. A part of the roof is. A pipe boot cracked by the sun. A run of flashing the last roofer caulked instead of replacing. Six shingles a north wind delivered to the neighbor's yard.
These are repairs, not replacements, and we price them that way.
Common repairs and what they cost
- Pipe boots. The rubber collars around plumbing vents. $250 to $450 for most roofs.
- Missing or lifted shingles. Matched as closely as the current product allows. $350 to $800.
- Flashing. Step and counter flashing at walls and chimneys, rebuilt rather than caulked. $600 to $1,500.
- Valleys. Where two slopes meet and the water concentrates. Priced by the foot.
- Decking. Soft spots replaced by the sheet, at the price on your estimate.
Finding the leak
Water travels. A stain over the dining table can start eight feet uphill, at a nail that missed a rafter. We trace it from the attic and from the roof. If we still cannot see it, we water-test one section at a time until the ceiling tells us where.
Repair or replace?
If the roof is under 15 years old and the damage is in one place, repair it. If it is past 20 and leaking in three places, you are paying to postpone a decision. In between, we show you the photos and the price of both, and you decide. We will not call a repairable roof finished.
Shingle matching
Shingle lines change and colors fade in the sun, so a repair on an older roof may not match exactly. We show you the closest current product before we install it. If an exact match matters for an insurance claim, that is a conversation for your adjuster, and we will document the difference.
How fast
Most repairs are scheduled within a week. Active leaks go to the front of the line. If water is coming through a ceiling, call rather than filling out the form, and tell us which room.
What the warranty covers
Two years on our workmanship, in writing. If the spot we repaired leaks again in that time, we come back and fix it at no charge. It does not cover the rest of an old roof, and we will not pretend it does.