How much does it cost to repair a roof?

Part of owning a home means giving it constant care and attention. The roof adds to your curb appeal and home value, while also providing protection from the elements. Eventually, weather and time will start to cause damage, including leaks or worse. Even small leaks should be fixed immediately before the problem escalates, so plan on addressing roof issues as soon as you see them.

If a square of asphalt ¹ roof (100 square foot section) needs to be replaced, which is a common form of repair, it will cost about $650. Roof repairs can cost as little as $150, but when major repairs start to approach the cost of a new roof, you may want to consider a total roof replacement.

Signs that your roof needs repair

A visual inspection will help you determine if your roof needs repairing. Some signs that you may need repairs include:

• Leaks.
• Cracks in seals surrounding chimneys and skylights.
• Missing/damaged shingles ².
• Materials that are 15 years old or more.

Cost factors

There are a lot of variables that go into the cost of roof repairs, and a roofer is usually able to assess the damage to tell you if it is going to be a minor, moderate, or major repair.

• Type of roof: there are different roof types that can impact the cost of the repair. For example, a hip roof has more complex angles and will take more time to repair than a standard ranch-style roof.
• Slope: if the roof has a steep slope ³, you may have to anticipate a 20% premium on repairs. This is because extra safety precautions have to be taken and it takes more time to work on a steep roof.
• Permits: your HOA or local government may require a permit, depending on the scope of your project. Many permits cost an average of $75, but more significant repairs or roof replacement could require a more expensive permit, which may cost $250-$500.
• Scope of project: roof repairs range from small leaks and missing shingles to major repairs that can cost thousands of dollars. A professional inspection will help you identify the scope of your roof problem.
• Water damage: if a leak has existed for a while, it may start to cause damage to the insulation under the roof, which can lead to mold and mildew. Insulation costs $0.25-$1.45 per square foot, plus $0.95 per square foot for labor; this does not include the cost of removing the old insulation.
• Chimneys and skylights: the more complex your roof is, the more crevices and angles need to be reinforced and possibly be repaired. That means that the more chimneys, skylights, and roof valleys you have, the more complicated the roofing project. Roofers typically charge by the hour ($45-$75 per hour) and these complications will simply take more time to repair than a simpler roof.

Repair vs replacement

The terms repair and replace are sometimes used interchangeably. To repair a roof, new material may be placed, including flashing ⁴, plywood ⁵, and shingles. Sometimes the same shingles are reused, depending on the type of repair. A replacement essentially means the same thing, although a replacement may also refer to replacing the entire roof. The average cost to replace a 1,500 square foot asphalt roof is $6,750, so if your estimated cost to repair is more than half of that price, you may want to consider a full replacement.

Type of roof

The type of roof will also factor into the cost of the repair. Asphalt shingles, for example, are very common and easy to replace, whereas slate ⁶ shingles require more experienced care.

Repairs

There are many different types of repairs, and the costs can vary significantly based on the amount of damage and number of difficult components to the project (chimneys, etc.)

Labor

Roofers charge $45-$75 per hour on average, and even small repairs take about 2 hours. Any pro that you hire should be licensed and insured. That’s to protect you from legal action if there is an accident. Labor costs will increase if you have an unusual roof or if the slope is steeper than normal.

The roofers will visually inspect the roof and determine the repair plan. Repairs may involve replacing full sections of the roof, including the underlayment and shingles, but smaller repairs may not require replacement.

Enhancement and improvement costs

Roof inspection

If you’re not sure how to spot a roof problem, or you aren’t able to access your roof, a roof inspection is recommended. Homeowners should visually inspect their roof after a storm and generally every six months. Once a year you should have your roof inspected by a professional to see if anything needs replacing before it becomes a bigger issue. Roof inspections cost $250-$650.

Emergency repairs

Sometimes a repair needs to happen immediately in the case of an emergency. Contact a roofer to come assess the damage, but be wary of anyone who offers to do an inspection for free. The roofer needs to be licensed and insured before they get on your roof. The cost for an emergency repair will vary, but you can anticipate an extra $100-$300 for work that needs to be completed immediately. Emergency repairs due to storm damage may be covered by your homeowner’s insurance.

Chimney tuckpointing

The mortar ¹² in between the bricks on your chimney can start to loosen and create gaps that water can get through. Repairing this is called “chimney tuckpointing.” Chimney repointing requires scaffolding ¹³ and time for the pro to remove and replace the damaged mortar and seal the area to offer further protection. The average cost of tuckpointing is $500.

Gutter repair

Gutters sometimes need repairing, too. Depending on the gutter material, whether it’s vinyl ¹⁴, galvanized, or aluminum, the cost of the gutter is $3-$9 per linear foot. Roofers charge $45-$75 per hour for repair work.

Additional considerations and costs

• When a storm has struck your area, you’ll want to visually inspect your roof for any obvious signs of damage. Look for puncture holes, missing shingles, and broken shingles. If you are experiencing leaks or see any signs of damage, you may wish to have your roof professionally inspected or have the damage repaired right away. Your homeowner’s insurance usually covers storm damage.
• Depending on where you live, and the extent of your repairs, you may be required to file for a permit with your municipality or homeowners’ association. Permit costs vary based on the scope of the project, but $75 is the average. Your local permit costs may vary.
• If you choose to hire a roofer to repair your roof, it’s important to have, in writing, a guarantee of service or a warranty of sorts. The last thing you want is to have a repair that doesn’t stick.
• The roofer you hire needs to be licensed and insured. Accidents may happen, and this insurance and license means you won’t be held liable for any incidents.
• While it’s certainly possible to do some roof repairs yourself, it’s not ideal. Pros are experienced with the variables that come with roofing and can work quickly. If you’re a true DIYer, however, here are a few tips for a successful project. Have all of your materials within reach, you don’t want to keep going up and down a ladder. You’ll need tools such as a flat pry-bar for removing shingles, caulk ¹⁵, a hammer, and rubber washed screws for roofing. Work on a day with good weather and a clear roof; knock off any snow and ice that may have accumulated.
• Homeowner’s insurance may possibly cover the cost of your roof repairs. Policies cover instances of peril, such as fires, wind, and hail. Check your policy to see what is specifically covered. Normal wear and tear is typically not covered.

Remodeling Terms Cheat Sheet

¹ Asphalt: A viscous, black mixture of hydrocarbons often used for roofing and waterproofing. It is also used in asphalt for paving roads

² Shingles: A smooth, uniform, flat piece of construction material, available in a wide variety of materials and laid in a series of overlapping rows, used to cover the outside of roofs or walls to protect against weather damage and leaks.

⁴ Flashing: Pieces of sheet metal used on roofs to cover joints, such as where the roof meets the wall, or around a chimney or skylight, to protect them and prevent water leaking through

⁵ Plywood: An engineered construction material manufactured from thin slices of wood glued together in alternating grain patterns for strength

⁶ Slate: A fine-grained rock, typically bluish-gray in color, that can easily be split into thin layers and is commonly used as a roofing material

⁸ Shake: A rugged flat piece of wooden construction material with at least one grain-split face, generally made of either redwood or cedar, laid in a series of overlapping rows and used to cover the outside of roofs and walls to protect against weather damage and leaks

⁹ Soffit: Construction material, typically composed of vinyl or aluminum, used to enclose the underside of eaves and ceilings

¹¹ Trusses: Structural framework used to support a roof

¹² Mortar: A mixture of Portland cement or lime or a combination of both, sand, and water used to bind bricks, stones, and concrete masonry units together

¹³ Scaffolding: A temporary structure used during construction/maintenance/painting projects to raise and support workers (or one worker), required materials, and equipment

¹⁴ Vinyl: A synthetic plastic made from ethylene and chlorine. Vinyl has many applications in the construction industry and it is widely used in sidings, window frames, roofing and gutters, among others

¹⁵ Caulk: A chemical sealant used to fill in and seal gaps where two materials join, for example, the tub and tile, to create a watertight and airtight seal. The term "caulking" is also used to refer to the process of applying this type of sealant