To repair a roof or not, that is the question. Actually, the question is based on whether the cost is worth doing it now, or waiting a while. In which case, it is more like a gamble. And a wager that each home owner makes virtually every day. Yet, when an obvious problem comes up, such as water trickling overhead, into your living space, the decision is easy: fix the leak! 😉
Our goal with this guide is to make sure you are better equipped for managing what really is an ongoing wager between your roof and the elements outside, along with the factor of time. Both are in essence sabotaging all the good will, value and lifespan of your roof.
Do nothing between now and the next time your roof needs to be replaced and the odds are against you. Sure you might get lucky, but you have ample opportunity to make your own luck. To be smart with the wager. To keep little problems as little and manage bigger problems with effectiveness.
We have lots of ground to cover. But let’s begin with the primary reason for this guide, the expected cost range for a typical roof repair:
$150 to $400 for minor repairs
$400 to $1000 for moderate repairs
$1000 to $3000 for major repairs
Did you know? Most home owners spend between $300 and $1,100 for a roof repair, or an average of $650 to fix a roof related issue.
Going beyond $3,000 is possible, but at that point a replacement roof could be your best bet. The average cost to install a new roof in 2018 for a moderate sized home is $7,500+. While this is the worst case scenario, in terms of cost, it does allow you to start anew. Still, our goal is to keep costs reasonable, while increasing value.
They are the two most dreaded words in a homeowner’s vocabulary: a leaky roof. Water is the most insidious foe, eager to penetrate your home covering’s most vulnerable defenses. And once inside, the damage and destruction may be taking place far from the point of the initial attack, making the initial source of a roof leak difficult to identify.
The best homeowner defense is vigilance and fast action. Maybe a new roof is in the near future and it seems like a folly to bother with a leak. But even a small, out-of-the-way drip in a house that seems like nothing more than an inconvenience is a major repair bill waiting to happen!
Did you know? Roof leaks can ruin insulation, become a breeding ground for black mold, damage interior ceilings and walls, and rot the wooden framing.
So let’s look at the ten of the most common culprits in causing your roof to leak and what you can – and should – do about them (other than recruiting a bucket brigade):
Roofing materials, especially asphalt shingles, get old and tired. Expansion and contraction with the change in temperatures cause aging roof protection to turn brittle and eventually crack. Years of harsh rays from direct sunlight can melt the tar that holds composition shingles together. Father Time has not lost a battle yet and when roofing materials run up against their life expectancy, it will be time to budget for a new roof at the first sign of a leak.
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Have you ever seen house ruins from 200 years ago? The chimney is often the only thing standing. While brick chimneys may seem indestructible, the mortar that binds the bricks together is nothing more than a hard-working mixture of water, sand and cement. Exposed to the weather elements, it can erode and crumble over time. Check the mud cap on top of the chimney for deterioration and inspect the mortared joints where the chimney enters the roof. If patches are required, it is a cheap and quick fix.
Speaking of chimneys, compromised flashing is a common problem on a roof. Flashing are thin strips of metal installed at danger points for leaks around a roof. For a chimney, they are bent at a 90-degree angle to attach to both the roofing material and the brick chimney.
Flashing needs to be properly sealed to protect against water intrusion. It also needs to remain nailed in place and even if that is all squared away, the metal can rust or crack.
Expect the cost of replacing old flashing to run a few hundred dollars, depending on job size and desired material. Although it may be tempting to marshal the forces of caulking and roof cement in the battle against faulty flashing, this is only a temporary solution best reserved if you know the roof will soon be replaced.
This guide covers the basics of flat roof repair, also known as low-slope roof repair, including:
Locating the leak
Repairing flat roofing
Knowing when replacing the roof is a better option
The cost of flat roof repair and replacement
EPDM Rubber installed on a flat roof by GemTile
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If your home or building has a flat roof, then you know that water is its major nemesis and leaks must be aggressively addressed with top-quality flat roof repair materials and methods. We explore whether DIY flat roof repair is something you want to attempt or if it makes more sense to hire a professional flat roofing specialist.
These flat roof repair techniques can be used on the most common flat roof materials:
EPDM, aka Rubber
Modified bitumen
BUR (Built up roofing), aka tar and gravel
PVC roof repair
Note: If you happen to have a PVC or TPO roof leak, such as a leaky seam or a hole/puncture caused by a fallen tree branch or an accidental cut, then you will need to find a qualified specialist equipped with all the necessary tools and supplies; a roll of appropriate membrane and a heat air gun. Look for a company specializing in PVC or TPO.
Locating a Flat Roof Leak
While finding a leak in a flat roof is easier than on a steep-sloped, shingled roof, leaks can still be deceiving. Where water enters your interior space might not be exactly where the leak is, because any water that penetrates a roofing membrane can travel for some distance until it finds a seam in the sub-roof or sheathing and seeps inside.
These steps will allow you to isolate the source of the leak, if it isn’t readily evident when you inspect the roof.
From inside, measure the distance from where the leak is visible to the two nearest walls.
Use those measurements on the rooftop to create a starting point for your search.
Most flat roofs are very slightly sloped to facilitate runoff, so explore from the point of the water’s entrance up the slope, since water runs downhill.
Look for punctures, popping screws, rips, worn spots, seam separations, blisters and other imperfections in the membrane.
If no damage is found in the membrane, examine nearby vent pipe boots, flashing, caulk around vents and similar structures for damage.
When you still cannot locate the leak, call a professional flat roof contractor for assistance and repair.
Caution: It’s always smart to respect ladders and heights, so proceed with extreme care! If you can’t access the roof from inside, use a quality ladder rated for more than your weight, and have a strong adult hold the ladder steady for you. If the roof is icy, even greater precaution is required, or a pro should be called in.
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$7,500 Average price
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$14,500 Average price
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Repairing a Minor Flat Roof Issue
Warranties for flat roofs can range from 5 to 20 years. If your roof is under warranty, call the contractor that installed it to make the repair. Even if the warranty is prorated for the age of the roof, you might still save money with pro repair. You’ll have the confidence the job was done correctly and have recourse if it wasn’t.
If the warranty is up, then you can attempt the repair yourself. If it holds, you’ve saved money; If not, you won’t make it worse with the methods we suggest, and a flat roof contractor can repair it.
Rubber Roof Repair Tools:
Roofing Seams Probing tool
Roofing Hand Roller tool
Roofing Membrane Cleaner
EPDM rubber glue
EPDM peel and stick roofing tape
Appropriate Ladder with ladder stabilizer
Paint brush used to spread the glue
Bucket of warm water and clean towels
Other tools you may need will depend on the roofing system in question and a specific problem you’re repairing. The common tools used for repairs include a utility knife ($3-$6), tube of roofing sealant or cement ($4-$6), a caulk gun ($5-$20), a 2” putty knife or brush ($1-$4) and peel & stick flashing ($35-$125/size of the roll).
EPDM repairs require a few specialty items including EPDM glue ($12/tube or $40/gallon), weathered membrane cleaner for older roofs ($12/quart or $25/gallon) and EPDM/TPO primer ($15/quart or $40/gallon).
EPDM Rubber Roof Repair Kit
Did you know? Rather than trying to get all of the above items individually, you can save a lot of time by getting an all inclusive Rubber Roof Repair Kit here
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