If you own a private house for at least several years, you have learned from the experience that any house needs attentive care and forehanded maintenance. You’d better check up every section of your precious house, paying particular attention to basement, plumbing and wiring, walls, as well as roofing, to be confident that everything inside and outside is as right as a trivet. Then you can answer the question: How Much Does it Cost to Repair a Roof?
Roof Repair Guide: calculating average estimate
More so if you or expert builder are examining your house’s upper ‘shield’. Regardless of architecture type and appearance, level of inclination, coverage form, the roof calls for special attention, because a roof is like a supertasker doing several things at once – making your property attractive, protecting your family form bad weather, hurricanes, rainfalls, being responsible for comfort.
Sooner or later, even an ideal, super strong and mostly ever-lasting roof needs special attention. Don’t be a person who ignores totally wholly out tiles and shingles, negligible damages and inconspicuous leaks. The outcome of disregard can be deplorable.
If you witness alarming symptom that the roof demands renovation or emergence repair, just call qualified specialists right away While experts are driving, don’t hesitate to check out a short guide with several advices how to calculate the possible estimate and not to exceed available budget.
You’d better take into consideration the following things:
First and foremost, you should find out average range of prices offered in your region particularly
Are you able to measure the need-to-be-fixed area? Check up the per square foot price-list
Notice critical leak during heavy rain? How my will you overpay for the emergency call?
What is the main material that covers your house? Is it low-cost or premium one?
Where does damaged or leaking area located?
Need special extras? How much money to add to final estimate?
Price Range: from fifty bucks to 10 grands
Being a proud citizen of the US, make ready to pay local roofers from $50 (in exceptional cases) to $1000. According to statistics, 70% of residential roofs can be renovated for several hundred dollars at most.
However, please note that the final estimate for roofing services is kind of individual thing that commonly depends on various factors like the pricing policy and customer service, the class and features of the material mounted, the particular location of the problematic issue. In addition, check your insurance coverage conditions.
The price-list range is really wide, and one cannot calculate accurately how much to prepare for payment for the professional services exactly before the object is carefully inspected. For example, you may stump up about a hundred dollars if all you need is to replace several pieces of damaged tile or asphalt shingle.
A small leak, which can be pathed with a similar roofing material, may cost to repair a roof you a little bit higher. Like a hundred to two hundred dollars. If the leak is severe, the amount can rise to $ 1,000.
The most price repairs are related with the replacing material over a large area, with renovating the construction inner frame, chimneys, eaves, ventilation, insulation and so on. In this case, you may spend from one to 5 or even 10 thousand dollars.
Measure the area and find out the cost to repair a roof
Different construction companies have their own algorithms for calculating approximate or final cost of services offered. Generally, the budget depends on the coverings price (for instance, cheap rubber or expensive cedar wood cost differ), the particular area of the issue (several square feet or several thousands of square feet), the time resources that needs to be spent on the roof (1 hour or several days).
Roofers usually charge a fixed price if all you need is to fix something small and without pitfalls. Contrariwise, if the task is much more complex or hard-to-price at a glimpse, it is easier and even fairer for roofers to calculate the estimate taking into consideration the number square feet.
As a rule, American homeowners most likely pay 3 bucks to 12 bucks (for each square foot), depending on the complexity of the task and type of covering that need to be checked by professionals. If you intend to repair a slate, tile, PV solar panels or green roof, the cost of the services will skyrocket.
High-priced Emergency services
Solution of some issues can be postponed for a week or two. But not leaks. It is advisable to repair potentially dangerous damages right now and right now. Especially if it’s raining outside and a couple of gallons of water seep into your home every minute.
Not surprisingly, the cost of urgent repair a roof is slightly higher: usually roofers charge an additional $ 150-250. On the other hand, the masters come to you as quickly as possible and eliminate the cause of the leak within 1-2 hours.
Covering materials: inexpensive vs premium
Firstly, the materials cost differently themselves, sometimes they cost several times more or less. Secondly, asphalt, rubber, metal or wood require different equipment, preparatory work, qualification, skill level. Some roofing materials are easier to dismantle and mount while other materials require complex preparatory work and special equipment.
1. The group of ‘easy-to-work-with-materials’ includes such affordable staff as Rubber, Tar, Composite, some membranes. Nine times out of ten it costs $3-7 per square foot to renovate such coverings.
2. The second group is a little bit more costly compared to mention first group. It consists of asphalt (3-tab, Architectural) and wood. Mostly all roofers charge up to $12 to repair or replace such coverings. Considering the square footage certainly.
3. The most investment-requiring ones are Slate, Metal or Tile. It’s fair to say, they require renovation much less often.
Almost all ‘old-style’ buildings with low-slope and zero-slope flat roofs in North America are covered with rubber-base material. It is a cheap-to-produce synthetic material. To add, it easy and fast to place on the roof of any area. Unfortunately, it requires repair often. The cost of renovation services with rubber (or EPDM) roofing surfaces starts from $3. You should multiply that number by square feet.
Tar (some roofers call it BUR) is not suitable for any building in neighborhood but it is believed to be cheap and everlasting. The initial cost of repair tar roof the same – $2-4.
Variety of composite
Composite shingles are made of single-layer fiberglass covered with granules. Shingle composite materials are easy to mount on a new roof or replace, but they have their own weakness: shingles can be blown-off during strong winds. The commonly offered estimate for composite roofs is low in most cases –$3 or something like that.
3-tab and 3-dimensional asphalt
Asphalt (commonly produced in shingles) are supposed to be the right choice for mostly all residential property across the US. This material is relatively affordable. But it’s fair to say, that it can be critically damaged mechanically or blown away. The final cost to repair a roof depends on class of asphalt shingles mounted. Plain 3-tab shingles are quite affordable while architectural shingles which imitate tile, wood, copper or even marble, are more money demanding. The repair cost usually is $5 to $12.
One-layered and two-layered membranes
New commercial (industrial facilities, shopping and office centers, warehouses) and two-storied residential villas with zero-slope roofs are covered with durable membranes. Still such roofs can accumulate water and even minor leaks can generate inner property damages. That is why membrane roofs have to be checked every month and repaired the same day you reveal a leak. The cost to repair a roof usually is $3 min. to $10 max.
Eco-friendly wood materials
Natural wood is not the cheapest option but it’s stupid to argue that wood can become a main compliment to any architecture style. It is aesthetic and strong enough to guard your house from rains and winds but wood requires mandatory seasonal repairs. Usually it costs $5 to $12.
Copper, steel and aluminum
Metal (protected from corrosion) can serve 100 years or even more withstanding all negative factors. But corrosion or loose fasteners are the main enemies of any metal coverings. To add, metal roofs can be really costly. Copper or aluminum sheet metal hit the wallet the most. Steel shingle or corrugated sheets are much cheaper. The price-list of repairing varies from $6 and to $20.
Some experts believe that slate is the strongest and mostly eternal roofing material. That is true. But even superheroes have few weaknesses. For slate they are ice damming or really strong winds blowing massive shingles. Be ready to pay up to $20 to repair natural slate roofs. Synthetic slate (looking the same but shorter service life) is a little bit cheaper to replace.
Mediterranean-looking tile is a traditional roofing material in some regions with high weather-resistant features. But tiles can be cracked and blown away. Tile is supposed to be one of the most costly and fragile materials to repair – $8 to $20 per square foot. Check tile roofs every season and especially after storms. Beware not to damage tile with your foot or ladder.
Find the location of the issue – Cost to Repair a Roof
Roofs can be as different as people. For a craftsman who inspects buildings, some areas may be more difficult or more dangerous to reach, while others may be easier to access. Thus, repairs to 30-feet high pitched roof can be obviously more costly than repairing a simple flat surface over a porch.
Roofing repairs for residential buildings, especially 2 or 3-storey buildings, are the most money-wasting: from two-three hundred to $1,500.
The upper covering of a carport or garage is generally more affordable to inspect and to repair, as it is easier to get. To add garage or carport roofs are usually much smaller. The average cost of renovations is between $300 and $1,000. Be ready to get out of the wallet the same amount to repair a deck.
The simplest (and the cheapest one) task is to replace some of the materials or seal a leak on shed or porch roofs. Building companies typically charge between $100-300. In some extraordinary cases with total renovation, prices may rise up to $800-1000.
Houses, cottages, villas
The $$$ of house roof repair may be cheap in theory, but in 9 of 10 cases roof repair is accompanied by the solution of complex problems for qualified roofers. The roofs of residential houses are inclined and with complex shapes, with chimneys, dormers, gutters on their surface. The work area can be as large as a half of the football field.
The amount you’ll spend repairing a garage roof is commonly slightly lower than that of a house roof repair. Despite the fact that the carport is often covered with the same roofing material (not cheap) as the house, it is much easier for qualified roofer to get there. One more thing is that carport and garages have simple wireframe architecture. Therefore, services are slightly cheaper.
Shed or Porch
These objects are not dangerously high, and their roofs are not covered with the slate or cedar wood, so they are the cheapest to repair nearly always. The total cost of the services depends on material (composite, asphalt, metal) and particular source of the problem.
What to replace?
The final list of repair tasks may differ in each case. Sometimes the most practical solution is to replace the damaged section with a similar or tougher material. You need to do so if covering is seriously worn out, cracked, burst or bended. If the damage is minor and materials are not worn out, roofers can offer to renovate the existing parts without dismantling.
Usually it is not a big deal to replace roofing objects such as Gable Vent or Chimney Flashing. Typically, replacement costs start from $100.
Soffit renovation is slightly more expensive – $500.
Most Gutters can be replaced for $500 or less. Total replacement of gutters can hit the wallet much more notably $4,000-5,000.
The calculations are similar with Eaves. While most Eaves can be replaced for $1000, in some extraordinary cases the cost of complex replacement rises to $7000.
The $$$ of replacing shingles directly depends on what needs to be replaced and what is the area of replacement. If only one single element – is the root of the problem, you can spend one hundred max, but if you want to change half of the roof, and the materials are upmarket, then be ready to spend $5,000-10,000.
Gable vent take over the function to control air exchange and temperature under the roof. They have a simple design, and last for decades, but due to temperature changes or debris clogged in them, gable vents can fail to do their job.
Chimney flashing are your helpers who protect the house from water, significantly reducing the likelihood of leaks. When mounted correctly, chimney flashing serves for 20-30 years, but unseen circumstances or hurricanes can damage them.
Anything can happen to an average roof gutter – it can crack all of a sudden, start leaking, rot or sag. Any roofer will tell you that it is easier to replaced gutter than to bodge it. The cost to repair a roof of services increases many times, if you want to change all the gutters that become defective after a hurricane or rainstorm.
The situation is similar with soffits, which can be damaged by animals or bad weather. If you only need to replace one soffit, you will only spend a few hundred dollars, but if you need to change everything at once, be prepared to pay several grands more.
The cost of repairing eaves is calculated individually, since this object usually consists of other elements, like soffits or gutters. If you need to change one thing, then the repair will be inexpensive, but if you are eager to replace the entire section of eaves, the cost will skyrocket.
You are going to pay something between $50 to $10,000 for new shingles. It all depends on the class and brand of metal, clay, synthetic, rubber or wood material you are going to choose as well as the area on which the replacement will be carried out.
How to replace?
The reason why you are calling roofers is the key factor directly affecting the final estimate calculated by the roofing company.
The problem may be minor and experts will fix it in a couple of hours charging a couple of hundred dollars. Or the problem may be rated as very serious – then it will take much more efforts to fix and much more money to pay.
The simplest task is that requires replacement of one or two pieces of covering. The standard cost to repair a roof of such services is $50 and more, depending on material class. If you schedule to replace hundreds of square feet of copper or slate at once, then you will probably pay several thousands.
Vents are usually replaced. Due to constriction features vents are not resistant to elements. The $$$ of repair services depends on the amount of work and starts at $75 (if you need just to clean the vent). If you want to dismount a broken vent and to install a new one, then be ready to pay roughly speaking 200 bucks. Changing the roof chimney will cost you slightly more. Like $200-300 in most states.
Patching – in some context it is advisable not to replace the covering in the damaged location, but to renovate it with special patch. Variation of prices is wide enough: between $100 and $1,500. Remember that mostly all patches are considered to be a short-term solution.
Eliminating a leak will cost you about the same amount. Remember that if roof repairs are urgently needed, you will overpay a couple of hundred dollars for an emergency service. Nevertheless, sometimes it is complicated to find a leak source, sometimes leaks are caused by cracked covering material or even roof frame damage. These troubles raise the cost of repairs significantly.
The amount you will pay from your wallet for ridge capping repairs depends on the roof architectural and frame structure. Roofing companies usually charge $300-800 for repair of ridge capping issues like visible gaps and massive cracks.
The verge repair nowadays cost about the same – from $250 to $750, depending on the architectural features of the building. Frankly speaking shingles or tiles placed on the verge are most vulnerable to rains and winds and require additional attention.
A skylight or a roof window is a common element on residential roofs. The most common problem with skylights is leaked frames. Repairing a skylight will cost you $200-300, and a replacement will cost you $500-600.
It will be a little more expensive to repair or completely replace the dormer, since its design is more complicated – from 350 to 1000 dollars. Dormers are elegant and stylish but as a rule they are not as strong and element-resistant as other roof elements.
Complex fascia replacement will cost you $1000-1500, local repair – about $300-400. If fascia repair includes only cleaning and minor repairs it will cost even less. But if fascia is rotten and needs to be replaced it may cost you 1500 and even more depending on roof structure type and damaged area.
As mentioned above, eaves repair cost depends on the tasks at hand. Mostly often, the cost of repair services is considered from $1,400 to $1,700, but minor repairs may cost you 200-300 dollars. The main enemies of eaves are age, seasonal bad weather and pests.
Repairing a roof after hail damage is not a task for a rookie. It will hit your wallet because the final prices can rise up to $5,000. The average roofing material can withstand light hail, but severe weather can damage even a metal roof.
Repairing a rafter tail, truss or sagging roof is also not cheap, as it requires inspection and possible replacement of the internal structures of the roof frame. The cost of such repairs is calculated individually and ranges from $500 to $5,000. Your safety depends on the integrity of the internal roof structure, so ask for repairs from certified roofers only.
Special extras and improvement
Need a new chimney?
The chimney must be correctly assembled, reliable and sturdy. Otherwise you’ll risk your life since carbon monoxide from the fireplace will not go outside properly. In addition, the chimney is exposed to extremes and it has to be ready for that.
If the chimney is functioning properly but only a couple of bricks need to be replaced, it will cost you a couple of hundred dollars. However, if you need to build or replace a chimney from scratch and replace the stack, then get ready to pay $3000-4000. By the way, tuckpointing costs half of a grand on average.
I need to inspect my roof
If you cannot determine the source of the leak or other problems by yourself, or you cannot climb onto the roof (this is unsafe, therefore we recommend contacting professionals), call a roofer to inspect the roof. It will cost you $ 100-500. The specialist will determine the source of the leak, and also find defective shingles/tiles.
Check the roofs after heavy rains and hurricanes, and if there were none, then every 6 months. Remember that insurance usually covers roof damage following hurricanes as well as fires and hail. But still it does not usually cover normal material wear.
How to find real professionals nearby?
Despite the fact that you can do some of the repair work yourself, we still do not recommend doing it.
First, you can hurt yourself by falling from a height. Secondly, you most likely lack the tools and skills for roofing. Some types of repairs can only be done by a team of specialists with construction or special equipment. Thirdly, without experience and knowledge, it is not always possible to determine the cause of the problem, and you will most likely waste your time on useless repairs.
Make sure you go to a company that has the required licenses and personnel insurance. Otherwise, you will be responsible for injuries and accidents that may occur during roofing work.
Specify what kind of warranty obligations the roofing company that makes the repairs undertakes. If it does not give written guarantees, this is a bad sign. Ask to provide you with a clear and easy-to-understand estimate including all repair services and needed materials.