Regular roof maintenance protects your home and keeps it looking great. The average lifespan of an asphalt roof is 15 to 18 years. During that lifespan, you roof may sustain damage from high winds and hail and endure other common roofing problems, like broken shingles or tree damage. However, this doesn’t mean you have to replace the entire roof.
Whether you repair or replace your roof depends on several factors, including the type of damage and the overall percentage of the total roof surface in need of repair. Here are some signs that your roof needs to be repaired:
Keeping your roof in good repair can prolong the need for full roof replacement. On a moderate-sized home of 1,500 to 2,000 square feet, the average homeowner can spend between $300 and $1,100 to repair an asphalt-shingled roof. There are several other factors that impact the final cost of a roof repair:
As with any DIY home repair, the full extent of damage can not always be determined before you start the job. The biggest hidden cost is extensive water damage. Often, water damage isn’t noticed until after the shingles are removed and the deck is exposed.
Before you tackle a repair, conduct a thorough inspection of the damaged area. Do you see flashing? Are shingles missing or damaged? Look in your attic and check for signs of leaks.
Taking the time to access the damage will determine if the job needs to be completed by a professional or not.
The final cost or a roof repair will depend on the type of roof and other architectural elements. Here are the common repairs and average costs for popular roofing materials:
|Roof type||Common repairs||Cost|
|Slate||Broken roof tiles||$200–$300 per square foot|
|Metal||Cracked flashings and/or loose seams||$400 for flashing
$45–$75 per hour to repair seams
|Asphalt (3-tab or architectural)||Wind and hail damage, loose nails, and curling||$150–$400|
|Wooden and shakes||Rot, moss build up, splitting, and leaks||$650–$1,100 per square foot|
|Composite, synthetic, or plastic polymer||Color fading and brittleness due to UV rays||$450|
|Solar glass||Broken glass||$400–$600|
A roof will experience natural wear and tear over the course of its lifespan. By keeping up with roof repair maintenance, you can prevent major structural problems to your home. However, there are some repairs that are best for professionals to handle. Slate, composite or rubber roof, wood, and metal roofs require additional tools and skills and it’s recommended that you hire a professional, such as Michael & Sons repair services, to make repairs to those roofing types.
Asphalt shingles are the most popular used material in residential roofing. The good news is there are several minor DIY roof repairs you can do on an asphalt roof. For minor repairs like replacing a shingle or patching a hole, you’ll only need an afternoon to complete the job.
Before you begin any repair work, have a professional inspect your roof. This will help determine if the underlayment or decking is damaged. If the damage is extensive, it’s more cost effective to replace the entire roof.
Here’s how to replace a damaged asphalt shingle:
|Broken or missing shingles||$30 and up (depending on the type of shingles)|
|Flashing around the chimney||$200–$500|
The decision to hire a roofing contractor isn’t always an easy choice. Whether you repair or hire depends on a variety of factors like where the damage is located, the time and skill needed to make the repair, and the overall percentage of damage. In general, most insurance companies advise that if more than 25% of your total roof surface is damaged, you need to replace the whole roof (which will require a contractor).
Not taking the time to find the best contractor can result in a poor job and costly roof repairs. Consider these questions before making a hiring decision:
Once your roof is repaired or replaced, you should carry out regularly scheduled roof inspections and maintenance to catch problems before they lead to major ones. Here are a few ways to maintain a healthy roof:
The average cost for minor roof repairs ranges from $200 to $300 for an asphalt roof. Other materials such as metal, slate, wood, or glass solar panels can cost more.
The average national roofing cost to install a new asphalt roof is about $6,000–8,000 for 1,500 square feet.
The average hourly rate for roofers runs from $50 to $80 per hour, depending on the complexity of the job.
Discolored ceilings and walls from water seeping into your home from the roof is a sign that your roof needs to be repaired. You need to take immediate action to avoid further damage to your home.
You can temporarily patch a hole in your roof from the inside (usually in the attic). This works only in the event of an emergency and is a temporary fix. You will need to hire a professional to inspect the leak to determine the extent of the damage.
Most homeowner insurance policies provide coverage for roof damage caused by unpreventable reasons such as vandalism or fire. Other natural disasters such as hurricanes, tornadoes, wind, rain, and hail are also covered. Coverage will depend on the age of your roof, the area you live in, and other factors—refer to your policy for the extent of coverage.
Debbie is a content creator based in the metro Atlanta area. She covers a variety of topics including DIY, how-to’s, home improvement, parenting, travel, crafting, and shopping. She's a regular contributor for both HGTV and DIYNetwork, Home Depot, and Walmart.com.