The initial reaction to the problem.
Perhaps one of the first questions to cross a homeowner’s mind when they first realize something needs repaired, is “How much is that going to cost me?“
House repairs can be intimidating, and often cause as much stress to the homeowner, as the home. So it isn’t surprising that you would want to know how much a roof repair might cost if you’ve noticed a coffee stain on your ceiling, or bits of your roof in your yard.
A common reaction to an annoying problem. Your first course of action should be swift and calculated. No need to let a small problem become a larger, more expensive one due to procrastination.
Finding a trustworthy roofing contractor.
We say this because there are most certainly contractors out there who will undercut other quotes you have received just to earn your business, only to do shotty work as a result for your savings. Also, there are contractors who will try to upsell you, to maximize their profits/commissions. As is with many companies where the customer isn’t the true priority.
We all love to save money, however, if this is what your savings accomplishes, then perhaps simply saving money isn’t all that we should concern ourselves with when it comes to our roofs.
There’s no guarantee what will happen in six months when the “cheap solution” quits working, and water starts getting into your attic again, but it usually means larger repairs, at a higher price than you would have had to pay, originally.
As for the more money hungry roofing companies, they can be more difficult to spot. They will often, very eloquently, recommend a full roof replacement, when in reality, you may only need a repair performed to your existing roof.
How then do we avoid these companies? The best way is to find a company that is vocal about looking for small solutions first, like basic repair, and working upwards only as needed.
You may need a full roof replacement, but you will feel much more satisfied knowing your roofing company looked for basic or major repair options first before coming to the conclusion that a replacement was needed.
Understanding what “basic” roof repair means.
So, what is basic roof repair, and how do you avoid shotty craftsmanship, but not get roped into paying too much for it? The first step, is understanding the “basic” in “basic roof repair”.
Basic roof repairs are services such as a small patch to your roof, resealing/reflashing small areas of your roof where leaks have been located, etc.
Factoring in roof type, and size.
First and foremost, you have to factor in what type of roof you have. Not uncommonly seen, homeowners may not be aware of the exact type of roof that is on their house, or the technical name for it.
Some homeowners may think their roof is asphalt shingle, when come to find out, it is something else entirely. What type of roof you have can affect the repair costs quite a bit.
The size/slope of your roof matters as well when getting a repair quote. If it is a second story, has a steep slope, or both, there are customarily charges just for those factors, simply because your roof is harder to work on than a single story roof with a low slope. Slope being the angle at which your roofs surface was built.
Keep in mind. It isn’t always just one problem.
If you are lucky, your roof will only be experiencing one problem. Don’t be shocked if it has two or more leaks though. The roof is the same age all the way across. In other words, the South side of your roof wasn’t installed 5 years after the north side of your roof. It has been evenly worn in most cases.
The average roof.
The most commonly seen roof type in DFW is the Asphalt Shingle roof. So we will base our “average” roof costs on the average design roof. (Typically a 1,500 – 1,750 sq. ft. home, single level, 3 tab, asphalt shingle, with average slope (2:12 – 5:12).
These service items usually include:
- Resealing of vents, pipe-jacks, skylights, or other roof accessories.
- Replacing damaged or non-functional roof accessories, listed above.
- Single area, flat surface, patches (removing and replacing one area of damaged or missing shingles, average 10 sq. ft. in diameter, excluding valleys and peaks).
- Debris removal and sweeping/hosing.
- Re-flashing around chimney (not referring to chimney repair), and resealing area.
- Tree limb removal of limbs making contact with roof (or within inches).
Finding the average number.
Now you have a good scope of what the concept of basic roof repair is, and the different factors that can change what repairs might cost. So, if you read everything above, these numbers should make more sense.
The juicy stuff.
So, factoring the average type and size of roof, as we listed above, the minimum starting point for basic roof repair is around $250 to $350. Again, that is the starting point. The high end for basic repairs being the $1,400 to $1,600 range. Beyond that, you are getting into what we would consider major roof repairs.
If you have to have an average number to use as a starting point, we would say, right down the middle of the two ends of the spectrum is a good average to expect of basic roof repair costs. So that would be roughly $675-$725ish. There you have it.
Hopefully through this you can see there are many different factors that can change what basic roof repair will cost, but now you can at least have a scope of understanding on what to expect.
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If your roof requires major repairs.
If your roof has more damage than basic repairs can solve, then you will be looking at major roof repairs. This is the middle of the road for roofing, between basic repairs, and replacing the whole darn thing. We can help you understand this area of the industry though, in our blog “Major Roof Repair – Average Cost & Common Problems.“