Before you raise the roof, you’ve got to budget accordingly
Most homeowners have been there—a particularly windy day made off with a few of your roof’s shingles, or a thunderstorm brought some raindrops inside the house. If you have a roof over your head, you’re likely going to have to deal with a few repairs here and there.
“By far, the biggest factor that influences the cost of your roof repair is the extent of damage your roof has,” says Jose Figueroa, crew supervisor and sales representative at Artisan Quality Roofing in Apex, North Carolina.
The cost of roof repairs can add up, but a leak in your ceiling doesn’t have to break the bank. Let's examine all the factors that will influence the final cost of your roof repairs, so you’ll know what to expect when you hire a roofing pro near you to give you a hand.
1. Roof Repair Scope
Just how much work you're doing to your roof, otherwise known as the scope of the repair project, plays a pivotal role in just how much your roof repairs cost. Expect a detailed scope of repair work to break down the state of your work, the work required, the materials needed, a warranty, a timeline, and a payment schedule.
2. Roof Type and Material
Do you have a pitched or a flat roof? Are there shingles up there, or is your roof made of metal? Your roof’s style and material type are key players when it comes to how much repairs will cost.
How Roofing Materials Influence Cost
Asphalt shingles cost about $120 to $400 per 100 square feet. But changing the type of material used for your shingles can increase repair costs. Ceramic shingles cost $300 to $500 per 100 square feet. Slate shingles cost between $800 and $1,000 per 100 square feet. Skipping the shingles and opting for a metal roof? Expect those materials to cost $1,500 per 100 square feet.
How Roof Type Influences Costs
Flat roof repairs tend to cost more than pitched roof repairs, as the latter are designed to minimize water damage. Flat roofs can collect water, making them more likely to need repairs. Expect to pay between $4,000 and $13,000 to repair a 1,000-foot flat roof. Expect to pay between $380 and $1,650 to repair a pitched roof.
3. Size of the Damaged Area
Stop and think about the size of your roof before you embark on roof repairs. If your roof is larger, that’s going to add up to more hours of labor and more materials. If the roof is smaller, and the scope of repairs required are the same, it should cost less than a larger roof.
To determine a rate for your job, roofers use a number called a roofing square. They find this number by measuring the roof’s square footage, then dividing that number by 100. How does that break down for you? Well, one roofing square equals 100 square feet of materials.
4. Roof Accessibility
Just how easy it is to get to your roof safely can also play a critical role in the cost of your roofing repairs. Consider a multiple-story home built in a densely wooded area, for example. The roofers would need to bring heavy equipment to access the roof. A roofing job in a metropolitan or suburban area may have to get permits and help direct traffic. This isn’t a common issue, but it’s worth considering.
5. Labor Costs
The labor costs will also play a key role in the final price of your roof repair. It costs an average of $75 an hour to hire one pro to work on your roof. If the project is on the higher end, the cost for one pro’s labor can be as much as $80 to $100 per hour. If the repairs require more than one roofer, you’ll need to multiply the cost by the number of pros.
6. Roof Repair Permits
Whether or not the city or town where you live requires permits for roof repairs can also influence the final cost of your project. In places where permits are required, they can cost one flat rate or the rate can rise depending on the size of your roof and the scope of work.
7. Water Damage
Sometimes water damage isn't immediately visible. Your roofer may give you a scope of work in good faith, but then when they start removing your roof, they may find existing water damage that they didn't account for. If this is the case, the roofer will likely work with you, but you should expect water damage to add to the cost of roofing repairs.
“Particularly if they find rotted sheathing after removing shingles,” says Figueroa. “If you suspect water damage, you can ask your roofer to quote you for what replacing sheathing in that area would cost so you can budget for it.”
8. Attic Updates
During the repair process, roofers may discover they need to do attic-related repairs—usually related to insulation—before they can finish their roof repair job. This additional cost will influence the final price when it comes to the budget for your roof repairs. Keep in mind, though, that not all roofers will be comfortable doing this due to liability issues. They may require you to partner with an insulation company as well.
9. Chimneys and Skylights
Chimneys and skylights influence the cost of a roof repair. To fix the seals in your skylight or the lashing around your chimney, expect an additional charge of at least $300.