2020 Average Roof Repair Cost
The average cost for minor roof repairs ranges from $200 to $300. Larger repairs can range from $1,000 for a medium-sized repair job to $3,000 for major repairs.
It’s important to repair a damaged roof promptly. A small leak can turn into significant damage during a rainy season or even a storm. A roofing professional can help you determine what needs to be done, so you can sleep better at night knowing your home is protected from water damage and other risks. Let’s look at the types of repairs that may be needed, terms for the different aspects of roof repair, the factors that affect the cost, and some tips for choosing a pro.
What’s in This Cost Guide?
- Common Roof Repairs
- How to Estimate Cost of Roof Repair
- Roof Repair Costs by Material Type
- Size and Design
- Inspection Costs
- Time of Year
- Chimneys, Vents, and Skylights
- Tips for Hiring a Roof Repair Pro
Common Roof Repairs
Roof repairs typically address water damage, leaks, or missing or damaged asphalt shingles. A roof repair pro can also perform routine roof maintenance and cleaning. Depending on the cause of damage to your roof, you may be able to cover all or part of the cost with insurance.
- Weather damage: A bad storm that features high winds, heavy rain, or falling trees and branches can damage or destroy shingles and cause leaks. Damage may be especially severe if a previous installation or repair job wasn’t done properly.
- Aging and wear: Aging shingles on older homes may crack and curl or develop stains, missing granules or moss buildup. In wintry climates, a roof may develop ice dams or salt corrosion. If a roof is more than 10 years old and the problems are extensive, it may be time to replace the entire roof.
- Leaks: Leaks can occur in the valleys, the V-shaped areas of the roof that channel water toward the gutters. Valleys are lined with metal strips called flashing, which can be damaged by the removal of nearby shingles, by heavy rain, or by the buildup of moss or fungus. If flashing strips in multiple valleys are damaged, it may be necessary to replace the entire roof. Leaks can also occur around chimneys, vents, and skylights. If left untreated, leaks can cause extensive water damage inside the house.
How to Estimate Cost of Roof Repair
Requesting a quote for roof repair will be easier if you understand some of the specialized terms roofing contractors use, and how they measure the size of the affected roof.
- Tiles or sheets: Shingles
- Square: 10-foot by 10-foot area of the roof, totaling 100 square feet
- Plane: Area of a roof that has four separate edges
- Underlayment or decking: The plywood layer under the shingles
- Flashing: The metal strips found in a roof’s valleys as well as around chimneys, vents and other features on a roof
Roof Repair Costs by Material Type
The cost of the roof shingles or tiles directly affects the cost of roof repair. Common roofing materials include:
- Asphalt shingles: $5 to $10 per square foot to repair. Typically the least expensive type of roofing material, with 3-tab shingles costing less than dimensional or architectural shingles. Because asphalt shingles are made with petroleum, they may become more expensive if oil prices increase.
- Cedar or other wood shingles: May be more expensive than asphalt shingles, depending on the type of wood.
- Clay tiles: More expensive than asphalt shingles, clay and terracotta tiles are common in the Southwestern states and coastal communities. They are very durable, especially against the salt and sand found in coastal areas, and can withstand high winds.
- Slate tiles: Roughly $15 per square foot to repair. Slate roofs often carry warranties of 30 years or longer.
- Metal roofs: $5 to $15 per square foot to repair loose seams or damaged fasteners on a metal roof.
Here are some sample asphalt roofing repair prices from two pros in Dallas/Fort Worth, Texas (clay, slate or wood shingle repairs will generally cost more).
Keto Roofing and Construction/DFW Gutterdome:
- Replace valley of roof, where water is tunneling and wearing down the shingles: $4 per linear foot
- Replace worn pipe jack (plumbing pipe) and flashing: $100 – $150
- Repair tree damage that has worn shingles down to the decking: $250
- Replace flashing around chimney: $500 – $750
- Roofing repair labor: $40 – $70 per square
- Least expensive asphalt shingles: $60 – $80 per square
- 3-tab asphalt shingles with roofer labor: $200 per square
- 30-year dimensional asphalt shingles with labor: $300 – $500 per square
Keystone Contracting Group:
- Materials and labor for asphalt shingles: $500 per square
- Materials and labor, for built-up roofs, modified bitumen roofing systems, thermoplastic polyolefin (TPO) single-ply roofs and EPDM synthetic rubber roofs: $700 per square
- Materials and labor for clay/tile shingles: $900 per square
- Materials and labor for slate tiles: $900 – $4,000 per square (price range represents cost variances between synthetic and real slate)
Roofs and roof repairs are measured in “squares,” 10-foot-by-10-foot areas that equal 100 square feet. The more squares to be repaired, the higher the cost.
The simpler the roof, the simpler the repair job. A roof shape is considered to be “simple” if it has six or fewer planes. A “common” roof shape has between six and 12 planes. A “complex” roof has more than 12 roof planes. In addition to planes, details such as chimneys and skylights will add to the repair cost. The roof’s pitch will also affect cost, as repair pros will need to take special precautions for a roof that is too steep to safely walk on. Flat roofs can cost $4 to $10 per square foot to fix a bad seal or pooling water.
To determine what kind of roof repairs are needed, a roofing contractor should do an in-person inspection. An inspection from a roofing company may uncover storm damage, roof leaks, or drainage issues such as ponding or pooling of water on the roof and clogging of the gutter system. Homeowners may schedule regular inspections just for peace of mind, or have the roof inspected after a major storm or hurricane or if leaks are suspected. Some insurance companies won’t cover storm damage if claims are filed too late, so a timely inspection after a storm could save homeowners lots of money on repairs.
Inspections are generally not free, but a roofing contractor may include the cost of the inspection in the price of a repair project if hired. After an inspection, most roofing contractors should give provide a written quote or estimate of the labor and materials costs to complete the work.
Demand for roof repairs is greatest in spring and summer, so the cost will typically be higher than when done off-season when laborers’ time is in less demand. The price of new shingles can also be lower during the off-season. That’s why Keto Roofing and Construction/DFW Gutterdome’s cost of labor per square can fluctuate from $40 to $70.
Ideally, roofing repair work is best done when the outdoor temperature is between 40 and 85 degrees Fahrenheit and when there isn’t much chance for rain. Depending on the climate, that could mean early summer or early autumn.
Chimneys, Vents, and Skylights
Chimneys, vents, skylights, and related elements on a roof can add to the cost of repairs.
- Chimneys: To repair a leaking chimney, the shingles around the chimney will need to be removed to access the underlying problem — usually the flashing or a bad seal. Removing the shingles and flashing may reveal other structural problems, such as with the bricks and mortar of the chimney itself, which could increase the cost of repairs. A problem with the chimney could result in leaks inside the house that are nowhere near the chimney, so a contractor will often inspect the chimney even if it’s not obvious that’s where the leak is.
- Vents: The seals and flashing around a roof’s small metal vents can be damaged during a storm and may work themselves loose over time, causing leaks. Because vents are less substantial than a chimney, they can be damaged more easily, especially on older homes. If a vent is leaking, the shingles and flashing around it will have to be replaced. If the interior leak is not directly below the vent and water has damaged the underlayment of the roof, the cost of the repair could go up.
- Skylights: Skylights often trap water along their edges, which can cause the sealing material to break down over time. If the degradation of materials goes unnoticed for too long, the flashing around a skylight may become rusted or corroded. That leads to a more expensive repair.
Tips for Hiring a Roof Repair Pro
When choosing a roofing contractor, check that they have certification, licenses, insurance, and references from local clients. It’s also a good idea to check references and look up contractors through professional associations, such as the National Roofing Contractors Association.
During hot summer weather, heat can soften asphalt shingles, making them more vulnerable to damage during installation. Consider having your roof repaired during cooler weather to avoid this problem.
If you live in a cold climate, it’s a good idea to have your roof inspected after a severe winter.
to a section of shingles to cost between $150 and $400. The average cost for a completely new roof for a medium-sized home is about $7,500, although the roofing material needed determines the final repair cost.