How much does it cost to repair roof leaks?

Roof leaks require immediate repairs. Even the smallest leak could turn into an emergency that not only damages your roof, but also contributes to structural issues inside your home. Quick roof repairs provide waterproofing and protect the interior from further deterioration.

The average cost to repair a roof leak ranges between $500-$900. For example, replacing any damaged flashing ¹, installing new shingles, and re-sealing the flashing and shingles ² costs around $725.

Roof leaks repair costs

Signs that your roof leaks

Signs of a roof leak are not always glaringly obvious. Smaller leaks may not leave behind any visible standing water. It’s always better to confirm a leak sooner than later to reduce impact on the interior.

One sign of a roof leak is noticing puddles of water in the attic during rainy or snowy weather. From the ceiling, you may see drops of water coming down and making a puddle. After the rain stops, standing water may be present. If your attic has exposed wood beams, the wood may swell from water damage.

In some cases, the water may not leak into the home. Instead, you might notice a damp and moldy odor in the upper level of the home. On the walls or ceiling, mold could start to form. When a roof is leaking, mold may also appear in the area between the roof and exterior walls of the home. Another exterior sign that the roof is leaking is rusted gutters. Rusted gutters are indicative that parts of the roof have started to expand.

Inspection

Although you may suspect a roof leak, a professional needs to inspect the roof to confirm the source. A contractor needs to access the roof to check for any damaged shingles. They may also find that an object, like a nail, has pierced the roof to cause the leak. Both the roof and its underside require inspection to confirm a leak. The roof inspector also evaluates the insulation to see if there is any noticeable deterioration. If the source of the leak isn’t apparent, a professional could also simulate rainy weather with a hose to help locate the damaged area. A leaky roof doesn’t necessarily mean a major roof repair is needed and could be as simple as replacing a damaged shingle.

Many roof repair companies charge an inspection fee of $75. If you choose to use the service professional for the repairs, the company may put the fee toward the final repair costs.

Cost factors

There are a number of contributing factors that will determine the price to repair the roof.

• Roof pitch. The characteristics of how your roof is built impact how much you will pay service professionals. As an example, if the roof has a steep pitch ³, extra safety equipment may be needed with an increase in price by $200 or more.
• Architectural features. Any type of architectural features that contractors may need to work around could also impact the price. Examples include chimneys, skylights, roof vents, and awnings. This may increase the labor cost since repairs will take longer. Expect to pay around $75 to $100 for each additional hour of labor to repair a roof leak.
• The size of the repair. For instance, if only a shingle needs to be repaired to stop the leak, then the cost will be a lot less than if large areas of the roof are damaged and the entire roof needs replacing. For a new roof, you can expect to pay around $6,750.
• Debris removal. Any type of debris removal required to make the repair could be subject to a surcharge. You may have to pay upwards of $50.
• Season. The prices to repair a roof can change seasonally. For instance, spring and summer are typically the busiest times for repair companies and contractors may charge more during these periods. However, the prices may also increase during the winter if there are poor weather conditions.

Causes and solutions

The underlying cause of the roof leak determines how much you can expect to pay for the repair. Roof leaks may require a simple fix, but they can also be a warning of a major problem with the soundness of your roof.

Damaged or missing shingles

When most people think of a leaky roof, this is the immediate cause that comes to mind. Any type of storm could damage the shingles and allow water to penetrate through the exterior and leak into the home. Holes can form in the shingles, too from objects like dislodged nails. To repair one to four shingles will cost approximately $150.

Vertical slits

Over time, corrosion can form in the slits between the shingles and damage the integrity of the roof. Contractors need to remove the affected shingles and replace them with new shingles. Since the repair is similar to replacing damaged shingles, the cost is around $150 to have a handful of shingles fixed.

Flashing strips

If the flashing is damaged during a storm or compromised during installation, then the water won’t stream off the roof properly. Metal flashing can also slide out of place if nails loosen or the caulk becomes cracked. New flashing, installed at a cost of approximately $200, improves how well water flows off the roof and away from the home.

Leaking gutters​

If gutters are not working properly and water is building up and getting onto the roof, leaks may occur. This could be a simple fix like unclogging the gutters, which is about $175 for a professional to remove any debris. Another alternative would be to fix any damaged gutter sections for a cost of about $300, or install gutter guards to prevent debris from clogging them.

Leaking roof vents/chimney/skylights

Any type of damage to your home’s vents, chimney, or skylights could cause water to leak into the main structure. Leaks occur if any of the sealing around the chimney, vent, or skylight is compromised. In that case, only caulking at a cost of around $100 may be needed to fix the issue. The repair becomes more expensive if the flashing needs to be replaced on any of the architectural features. In this case, price range for new flashing is between $200 and $500.

Ice dams

Ice dams lead to significant problems when they form on the roof. The dam blocks water from draining off and the weight from the ice can severely damage the roof. A contractor will need to be hired to remove the dams using heating units and/or chemical agents. The average cost for professional ice dam removal is $1,000.

Inadequate roof pitch

If your roof is too shallow, it causes more shingles to be damaged during windy weather. International building codes stipulate the required pitch, but if the roof was not installed properly and the ratio of the slopes isn’t 2:12, you may need to replace the roof to fix the underlying issue. Average roof replacements are around $6,750.

Repair costs by material and location of the leak

The material your roof is made of will have a direct impact on where you’re likely to find a leak. When hiring a contractor, it’s important to advise the professional of the material to confirm they have experience repairing this type of roof.

• Metal roof. They will commonly have leaks due to puncture holes from debris or gaps formed by rust. Loose or missing screws and fasteners ⁵ are another reason a metal roof may leak. Metal roofs are very durable and can last decades, but the cost to repair them can range from $500 to $800.
• Asphalt ⁶ shingles. Roofs using asphalt shingles can make it difficult to locate the source of the leak because of the many different patterns that rainwater flows off of the shingles. Damaged shingles or vertical slits are common sources of asphalt shingle roof leaks and it costs around $150 to $500 replace the defective shingles.
• Clay tiles. When used on a roof, they can become cracked and damaged. The valley on a clay roof is also prone to collecting debris and contributing to roof leaks. The average cost to repair a clay tile roof with new sections is between $250 and $750.
• Solar tiles. Solar tiles are used as a replacement for your existing roof tiles. Solar tiles are a newly developed product, so any issues with a roof leaking would need to be directed to the installer. Solar tiles are typically protected under a 25-year warranty, so any costs to repair them will usually be covered in the purchase price.
• Composite roof ⁷. A composite roof uses multiple materials for installation including tar paper, asphalt, slate, shake ⁸, and others. Leaks in these types of roofs can be caused by the shingles, joints ⁹, trim pieces, seals, or flashing. The final cost to repair a composite type of roof depends on what exact materials were used for installation. As an example, an asphalt shingle repair on a composite roof will cost around $150.
• Wood roof. The shingles or valleys on a wood roof may need repairing to fix any leaks. The cost to repair a cedar wood roof with new shingles is about $600 to $900.
• Slate ¹⁰ roof. Slate roof repairs for a leak are typically needed due to broken shingles or damaged flashing. The average cost to replace slate shingles is $150 to $250 while flashing repairs may cost upwards of $800.

Flat roofs

Poor drainage is usually the number one cause of leaks in flat roofs, because the water is more likely to collect on top. Regular monitoring is required for structures with flat roofs to prevent puddles from forming since the weight of the water will eventually lead to structural damage. Asphalt is a common material used on flat roofs and a contractor will need to repair any cracks caused by drainage issues. To seal cracks on a flat roof, the cost is approximately $500 to $1,200.

Labor

Roof repairs should always be performed by a professional. When a roof isn’t repaired properly and continues to leak, major structural damage can occur. The integrity of the walls and ceiling may be compromised, as well as irreversible damage to the framing and trim work. Also, mold growth could occur and require professional removal to make your home safe for its occupants.

Roofing repair contractors charge approximately $75 to $100 per hour for labor. For a minor shingle repair, you should only pay around $150 for the job. Larger-scale roof repair jobs, such as repairing flashing, sealing fixtures, and addressing any wood damage beneath the roof may take between 8 and 16 hours and cost around $725 to $1,200 for completion.

How to prevent future leaks

Ensuring that a roof remains in good condition prevents future leaks. One of the major things a homeowner should do is keep the roof and gutters free of debris. Trim back any tree branches resting on the roof. Prevent ice dams from forming by having the attic properly insulated and the roof adequately ventilated. If the roof is kept as cold as the outdoor temperature, ice dams are less likely to form.

Schedule an annual roof inspection by a service professional. The inspector checks for any damaged or missing shingles and confirms that the flashing is still secured. The inspector could also make any suggestions for updating your roof, too, such as adding more ventilation or replacing the current material used on the roof to a more weather-resistant one like metal.

Repair vs. replace roof

For minor issues like damaged shingles, repairing the roof makes the most sense. However, if the roof is starting to fail because of age or the material used to construct it, a replacement should be considered. As an example, if your roof is 20 years old and every year you need to replace more and more shingles, then you may want to price out a replacement roof. Metal or wood roofs that are no longer structurally sound could be redone with a longer-lasting material like clay, slate, or asphalt. The cost to replace an asphalt roof is $6,750 for a 2,000-square foot home.

Enhancement and improvement costs

Gutter cleaning

Cleaning the gutters is a preventative measure to stop future leaks. Avoid water pooling on your roof by scheduling a semi-annual cleaning. The average cost to clean gutters is $175.

Resealing roof

Resealing the roof prevents future leaks from occurring. The average cost to seal a roof for a 2,000 square foot home using an acrylic adhesive is $1,500.

Install underlayment

If your roof was never installed with underlayment ¹¹, consider adding it to your home. This offers an extra layer of protection against water damage when shingles fail. Installing underlayment costs around $4 per square foot.

Additional considerations and costs

• Permits. Each local building authority makes their own rules regarding permits, so it’s best to check before scheduling any repair work. For minor replacements jobs less than 100 square feet, many local agencies don’t require a permit.
• DIY. Roof repairs are never a DIY job due to the high level of skill needed to assess the damage and make the fixes required to make the roof sound again.
• Insurance. Always check with your homeowner’s insurance if you have a roof leak. You may be able to file a claim and receive reimbursement for any repair costs. Talk to an agent about policy inclusions and deductibles before going through insurance.
• Trusses ¹². Replacement trusses are often needed as a result of a leaking roof. As water seeps through, it can cause cracking, rotting, and mold growth on the trusses. A roofing contractor assesses how much damage has been done to the trusses and decides if a rebuild is needed. The cost for a new truss with labor is around $250.
• Water damage. Water damage under the shingles may need to be addressed after a leak. This could ruin the underlayment, which is used as an extra layer of protection when shingles are broken or missing. New underlayment costs around $4 per square foot to install.
• Insulation. If your insulation deteriorated due to water exposure that could be another repair needed following a leak. New insulation costs an average of $3 per square foot installed.
• Fascia and soffits ¹³. Repairing damaged fascia boards and soffits could be needed if they become warped or cracked after a roof leak. Replacements for fascia boards and soffits are generally $25 per foot.
• Gutters and downspouts. Gutters and downspouts may be compromised when a roof is leaking. A gutter or downspout repair could cost around $200.

Remodeling Terms Cheat Sheet

¹ 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

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 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

⁶ Asphalt: A viscous, black mixture of hydrocarbons often used for roofing and waterproofing. It is also used in asphalt for paving roads

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

¹⁰ 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

¹² Trusses: Structural framework used to support a roof

¹³ Soffits: Construction material, typically composed of vinyl or aluminum, used to enclose the underside of eaves and ceilings

¹⁴ Plywood: An engineered construction material manufactured from thin slices of wood glued together in alternating grain patterns for strength