How much does it cost to replace rafters

Reviewed and approved on June 22, 2021, by Tom Grupa and 8 expert roof repair companies on HomeGuide.

Roof repair cost

Minor roof repairs cost $150 to $400 to fix shingles, flashing, or patch small leaks. Moderate roof repairs cost $400 to $1,000 to replace flashing, valleys, shingles in a 10'x10' area, or leaks with water damage. Extensive damage costs $1,000 to $3,000 to fix a sagging roof or leaks with structure repair.

• Minor leak or flashing repair
• Replace missing shingles
• Small caulking and sealing
• Vent boot repair

• Replacing shingles in one 10'x10' area
• Flashing or valley replacement
• Felt or decking repair
• Fix leaks with minor water damage
• Truss or rafter repair

• Replacing shingles in multiple 10'x10' areas
• Major leaks with structural repair and water damage
• Major flashing replacement
• Felt or decking replacement
• Sagging roof

• A roof inspection costs $150 to $350 and should be scheduled annually or at the first sign of a leak or cracked, curled, or missing shingles.
• Most roofing contractors charge a $150 to $300 minimum service fee.
• For repairs costing more than $3,000 or affecting more than 25% of the roof, replacing the entire roof is recommended. Roof replacement costs $5,000 to $11,000 on average.
• Roof repairs are dangerous and are not DIY projects.

Table of contents

1. Roof repair cost
   • Average cost
2. Roof repair cost estimator
   • Leaks
   • Structure & water damage
   • Shingles
   • Flashing
   • Vent boot
   • Valley
   • Felt
   • Sagging
3. Average cost of roof repair by material
   • Metal
   • Asphalt
   • Composite / laminate
   • Tile
   • Flat
   • Wood / cedar
   • Slate
4. Costs to fix other roofs
   • Garage
   • Mobile home
5. Cost factors to patch a roof
   • Labor
   • Inspection
   • Permit
   • Soffit and fascia
   • Gutters
6. Roof repair problems & signs
7. Should I repair or replace my roof?
8. DIY roof repair materials cost
9. Getting roof repair estimates
10. Roof Repair Near Me

Average roof repair cost

The following table shows the average cost to repair a roof.

Roof repair cost estimator

The cost to repair a roof depends on the age, type, size, height, pitch, materials, job complexity, and damage severity. A licensed roofer provides an accurate estimate after inspecting the roof.

Roof leak repair cost

Roof leak repair costs $150 to $500 for minor sealing or $500 to $1,200 to fix the leak, replace shingles, and seal. Extensive roof leaks with structural damages cost $1,200 to $3,000 to fix and include repairing water-damaged rafters and roofing.

• Sealant applied to small cracks or loose roofing
• No water-damaged roofing

• Multiple leaks
• Shingle replacements and sealing
• Multiple roofer visits

• Multiple leaks with extensive damage
• Repairing water-damaged rafters and roofing
• Multiple roofer visits

*Repairing older roofs costs more.

Heavy condensation from water heater pipes or AC ductwork can also cause roof leaks. Unrepaired leaks eventually cause structural issues.

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Roof structure & water damage repair cost

Roof structure repair costs $500 to $3,000, depending on the severity. Repairing roof structure and water damage may require fixing trusses and replacing decking, underlayment, insulation, and shingles. A roof replacement is recommended if more than 25% of the roof is damaged.

*Asphalt shingle replacement adds $350 to $1,000 per 100 square feet when repairs require removal and replacement of roofing.

• Structural issues occur from severe water damage, improper construction, extreme weather, termites, or aging.
• Ceiling leak repair costs $400 to $1,500 to fix water damage from the roof internally.

Roof shingle repair cost

Roof shingle repair costs $200 to $600 on average for replacing a few missing or broken asphalt shingles or roofing over up to 100 SF. Fixing roof shingles costs $350 to $1,000 per square (100 SF) for a full tear-off and replacement.

*Minimum call-out fees are $150 to $300.

Roof flashing repair cost

Roof flashing repair costs $200 to $500 on average for skylights, chimneys, and vents. Completely replacing the flashing costs $400 to $1,000, including resealing and replacing the surrounding shingles. Flashing is often metal and repels water away from roof joints and fixtures.

• Skylight – Skylight flashing repair costs $150 to $500. Replacing the whole skylight costs $800 to $2,400.
• Chimney – Chimney repair costs $200 to $500 to repair flashing, while replacing flashing costs $300 to $1,500.
• Vent pipe – Roof vent pipe flashing repairs cost $200 to $500, including re-sealing pipe caps. Pipe flashing prevents leaks at the joint where the pipe meets the roofing surface.
• Drip edge – Replacing drip edge flashing costs $1 to $2 per linear foot and prevents water from going underneath the shingles at the roof's edge and rotting the fascia, soffit, or roof decking.

Roof vent repair cost

A roof vent boot repair costs $75 to $150 on a standard slope roof. A complete roof vent replacement costs $200 to $700 or between $7 and $15 per linear foot, depending on the size, type (eave, ridge, penetration, fan), and if it's exposed or covered by shingles.

*Minimum fees are $150 to $300. Extra costs may apply for replacing damaged shingles around the vent.

A detachable plastic, metal, or rubber vent boot seals the vent pipe to prevent a leaking roof, water stains, moisture damage.

Roof valley replacement cost

Roof valley replacement costs $200 to $850, depending on the length, roof slope, type (open or closed), and the number of shingles replaced. Repairing roof valleys requires removing nearby shingles, replacing flashing, install new shingles, and re-sealing.

*Costs based on an average 10 to 12 square foot valley. Prices increase for more expensive roofing materials or two layers of underlayment.

• Roof valleys are angled intersections that channel water down to the gutters, which are prone to leaks.
• Closed valleys have a continuous layer of shingles with an ice and water shield lining below.
• Open valleys have a stronger, metal strip lining that requires additional sealant.

Roof felt repair cost

Roof felt repair costs $300 to $1,400 for replacing up to 100 SF of underlayment, including new flashing and removing and reinstalling roofing. Repairing the felt only costs $50 to $200 per 100 square feet for materials and labor, plus removing the old roofing to access the underlayment.

*Includes removing the old roofing and felt, installing underlayment, and installing new asphalt or the same tiles.

• Underlayment is a water-resistant barrier that protects the roof when tiles or shingles blow off. Roofing felt lasts 15 to 30 years, and leaks occur when worn out.
• Beware of contractors who say underlayment is unnecessary. The National Roofing Contractors Association (NRCA) recommends underlayment for all roofs.

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Sagging roof repair cost

Sagging roof repair costs $800 to $2,500 to replace sections of roof decking and shingles up to 100 square feet. Fixing minor sagging roofs may only require additional support like rafter ties. Severe cases may require a full roof replacement and replacing rotted rafters.

• Replacing small sections of roof decking and shingles
• Installing rafter ties
• Removing pests

• Replacing sections of roof decking and shingles (up to 100 SF)
• Installing additional rafter support

• Replacing rotted rafters
• Adding a new structural ridge beam or rafter ties
• Installing a new roof

Sagging roofs are dangerous and require an inspection and design plan from a structural engineer costing $300 to $1,000. Higher costs apply for sizing a beam replacement.

Common causes for sagging roofs:

• Excess weight – Snow, ice, debris, or multiple layers of shingles stress the roof structure.
• Water damage – Moisture weakens the roof and causes beams to rot.
• Pests – Termites in the roof deck, rafters, or sheathing weaken the supports.
• Old age – Wear and tear of the roof sheathing or rafters have shifted out of place.
• Improper installation – Wrong-sized rafters and beams or improper installation cause structural failures.
• Improper ductwork – Contractors who remove too much of a home’s framing structure when installing ductwork can cause rafter damages and sagging.
• Structure damage – Load-bearing walls with structural problems cause sagging in the area above the wall. Houses that have simply settled may only need a few shingles to hide the minor sag.

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Average cost of roof repair by material

Roof repairs, roof-overs, and partial replacements cost $250 to $3,000 per square (100 SF), depending on the material.

*Minimum call-out fees are $150 to $300.

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Metal roof repair

Metal roof repair costs $200 to $600 for patching small holes and resealing. Repairing improper installation and loose seams costs $500 to $1,500. Metal-over-metal roof overlays or a partial replacement costs $500 to $1,000 per square (100 SF).

• Leaks come from aging, poor installation, loose seams and fasteners, sealant failure, ice dams, and weathered coating.
• Metal-over-metal roof overlays cover the existing roof with aluminum or steel standing seam metal.
• Typical repairs include applying a corrosion-resistant coating, removing minor rust, and checking for open seams and missing or loose fasteners.
• Metal roof painting costs $1,450 to $3,250.

Asphalt shingles repair

Repairing an asphalt shingle roof costs $200 to $600 for replacing a few missing shingles, re-sealing loose shingles, or roofing-over up to 100 SF. A full tear-off and asphalt roof replacement costs $350 to $1,000 per square (100 SF).

*Minimum call-out fees are $150 to $300.

• Roof-overs can only be done once per building codes due to the weight.
• High winds can lift the deck, causing broken seals and loose fasteners.
• Shingles that are missing, brittle, buckle, curled on the edge, and shed loose granules need replacing to prevent leaks and water damage.
• Uncleared snow causes ice dams, wood rot, leaks, and can block water and weaken shingles.
• Excessive temperatures, UV rays, and trapped moisture cause cracks and curls.
• A total replacement allows for inspecting the roof deck and sheathing.

Composite, laminate, and architectural shingles repair

Minor composite roofing repairs cost $200 to $300 per square (100 SF) for roof-over installations or replacing some shingles. Composite, laminated, or architectural shingle replacement costs $350 to $1,000 per square, depending on the material quality.

• Shingles are easy to replace individually.
• Requires replacement when the stone granules begin to come off.
• Prone to damage from high winds and can lose entire sections.
• Lightweight shingles can lift, allowing water underneath.
• Composite or synthetic shingles are suitable patching materials when other roofing is unavailable.

Tile roof repair

Clay or concrete tile roof repair costs $200 to $400 for fixing a few broken or loose roof tiles. Tile roof replacement costs $400 to $1,100 per square (100 SF) for concrete or $550 to $1,500 per square for clay roofing. Steep roofs increase prices by 10%.

• Signs of leaks, moss growth, white stains, loose or cracked mortar, cracked tiles, or sliding tiles indicate damage.
• The underlayment lifespan tends to be less than the tiles.

Flat & rolled roofing - modified bitumen or rubber single-ply roofs repair

Flat roof repair costs $200 to $500 for patching minor leaks and cracks or roofing over rubber or modified bitumen up to 100 square feet. A partial flat or low-slope roof replacement costs $250 to $1,000 to remove the old materials and replace sections up to 100 square feet.

• Unclogging gutters and drains often eliminates pooling and ponding water.
• Increasing the slope of low spots with plaster or tapered insulation helps water flow.
• Roofing-over is possible if there are no leaking or structural problems. Old layers severely deformed and cracked need removing before attaching new roof membranes or sealants.

Wood shake or cedar shingles repair

Wood shingles and cedar shake roofs cost $250 to $500 for minor repairs up to 10 square feet and $500 to $1,500+ for repairing more significant damages up to 100 square feet.

*Thatch, serrated, Dutch weave, or pyramid shingle/shake layouts with weather-proof coatings cost 15% to 45% more to repair.

• Missing or broken shingles create leaks and pest problems.
• Sun exposure drys out the wood and causes UV damage.
• Improper installation, clogged gutters, and poor roof ventilation cause deterioration and wood rot.
• Attracts algae growth in humid climates.
• Cupping or curling shingles occur when exposed to excessive amounts of water.
• Moss and mildew buildup causes leaks and shingles to rot and fall off, often in shaded areas.
• Areas with high winds require extra adhesives.
• Fire-retardant coatings should be applied every few years.

Slate roof repair

Slate roof repair costs a minimum of $500 to $750 for replacing 6 to 8 slates and basic maintenance. Replacing larger damaged areas of slate roofing costs $1,000 to $3,000 per square (100 SF).

• Prone to ice-damming.
• Edges can stick out and cause leaks when nailed too tightly.
• May require additional roof supports due to its weight.

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Costs to fix other roofs

The average cost to fix a garage or mobile home roof is $150 to $800, depending on the size, material, and extent of the damage.

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Garage roof repair cost

Garage roof repair costs $10 to $25 per square foot for flashing and sealing work or $250 to $850 for replacing up to 100 SF of asphalt shingles, roll roofing, or metal. Additional fees apply for specialty materials and structural work. Garage roof replacement costs $1,000 to $2,500.

*Minimum call-out fees are $150 to $300.

Mobile home roof repair cost

Mobile home roof repair costs $5 to $15 per square foot or between $250 and $650 on average. Extensive damage may require a roof-over or complete replacement for $1,000 to $5,000.

*Minimum call-out fees are $150 to $300.

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Cost factors to patch a roof

The total cost to patch a roof depends on the roof size, type, accessibility, permits, inspections, and the job's complexity.

• Roof height and pitch – Roofers charge 30% to 50% more for scaffolding, steep roofs with a 6-12 to 8-12+ slope, or roofs with 4+ intersecting rooflines.
• Building codes – A complete roof replacement may be necessary to bring an old or damaged roof up to code.
• Significant roof damages require more materials, labor, and machinery.
• Water damage may require removing mold and mildew, replacing insulation and flashing, sealing, or structural repairs.
• Roof type – Repair prices depend on the roofing materials used.
• Emergency roof repair costs $200 to $300 more. Emergency roofers charge a time and a half for 24-hour service and respond within a few hours after storms.
• Debris removal – Dumpster rental costs $220 to $780 per week for extensive roof repairs with debris removal.
• Solar panel removal costs $400 to $1,500 and up.
• Asbestos roof removal costs $20 to $75 per square foot. Older roofs may have asbestos in their insulation boards or roof shingles.
• Warranty – Contractors only provide a warranty on their roof repairs; all previous work will no longer be under warranty.

Roof work labor cost

General roof work costs $30 to $80 per hour, plus $100 to $230 per square (100 SF) in labor and material fees. Roofers charge $150 to $300 minimum for labor on most one-story homes.

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Roof inspection

A roof inspection costs $150 to $350 on average or up to $650 for large homes or multiple floors. Roofs need inspecting annually or after a heavy storm to find and repair minor issues before they become major problems.

Roof repair permit cost

A roof repair permit costs $70 to $250, depending on the inspection fees, location, and the project's value. Permits are needed for repairing a roof section beyond one square (100 SF) or 25% of the total roof size.

Roof tarp cost

An emergency roof tarp costs $200 to $1,000 on average, depending on the roof type and condition, tarp size, and accessibility. Most insurance policies cover the cost to tarp a roof. Some roofing companies tarp a roof for free when hiring them for permanent repairs.

Roof soffit and fascia repairs

Soffit and fascia repairs cost $10 to $50 per linear foot to replace. Replacement is required as sealing work rarely fixes them. Fascia and soffit boards protect the trusses, roof structure, and supports the gutters, but often rot from water damage.

Roof gutter repair cost

Roof gutter repair costs $150 to $500 to patch or replace a section. Broken gutters can trap water and deteriorate the fascia, trusses, and roof underlayment.

• Gutter replacement costs $1,000 to $3,000.
• Gutter cleaning costs $100 to $250.

Roof maintenance program costs

A residential roof maintenance program costs $150 to $250 per year, depending on the roof's age, condition, size, slope, and material. Maintenance plans include annual or semi-annual inspections to catch and fix repairs before they become costly issues.

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Roof repair problems & signs

The following table shows signs you need a roof repair:

• Missing or damaged shingles
• Corroded or cracking flashing and sealing
• Exposed nails in shingles that rusted out
• Blocked roof drains
• Pooling water

• Underlayment letting in moisture
• Ice damming
• Low-quality metal flashing
• Poor flashing installation
• Clogged gutters

• Poor attic ventilation
• Moisture buildup near the roofline

• Decay due to age
• Wind damage or extreme weather exposure
• Incorrect installation

• Missing or worn shingles
• Cracked flashing
• Fallen tree branches

• Trapped moisture

• Shingles worn out over time
• Heavy rain and wind exposure

• Old roof
• Pooling water or snow
• Wet rafters from a leak
• Structural support issue

• Air leaking through the roof
• Attic ventilation issue

• Old roof
• Overexposed to water and debris
• Not getting enough sun

• Damaged roof valleys
• Improper flashing
• Extreme weather

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Should I repair or replace my roof?

Minor roof damages such as missing shingles, corroded flashing, or small leaks should be repaired. Roofs older than 20 years, repairs costing more than $3,000, or damage affecting more than 25% of the roof requires a full replacement.

• Roofs less than 5 years old
• No extensive leaks or deck damage

• Damage only on one side of the roof
• Strong structure overall
• Roof is around 5 years old, or warranty is shorter than the expected roof lifespan

• Reduces lifespan 10% to 20%
• Adds extra weight
• Not ideal for high-wind areas
• Most building codes only allow two layers
• More work to remove later
• Harder to find leaks
• Can void roof's warranty

• Roofs older than 20 years
• Extensive damage > 25% of roof
• Shingles are curling
• Roof sagging or structural issues
• Leaks, moisture, or mold on the ceiling
• If repairs cost more than $3,000
• Best for roofs prone to ice dams
• 66% ROI if selling the home

How long does it take to repair a roof?

Most roof repairs take 30 minutes to a full day to fix. In comparison, replacing a roof takes 1 to 3 days on average.

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DIY roof repair materials cost

DIY roof repairs are dangerous and requires experience. Always hire a professional to inspect and fix roof damage.

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Getting roof repair estimates

Before hiring a roofing contractor, follow these tips and ask the right questions.

• Get three or more in-person estimates to compare. Beware of companies who recommend a full roof replacement when only repairs are needed.
• Ask for recommendations from family, friends, and neighbors.
• Read their reviews on HomeGuide, Google, and the Better Business Bureau (BBB).
• Select a company that's been in business for five years or more.
• Be careful with extremely low or high price quotes.
• Ask for a clear written estimate and warranty.
• Avoid large upfront payments. Instead, negotiate a payment schedule for large jobs.

Questions to ask

• Are you licensed, insured, and bonded?
• How long have you been repairing roofs?
• Are you part of professional roofing organizations like the NRCA?
• Can you provide references of past work?
• Can you provide a detailed quote by line item?
• Does your quote include waste disposal or taxes?
• What’s your payment schedule?
• What does your warranty include?
• What additional fees may be required?
• Will you obtain permits when required?
• Do you have experience claiming repairs through insurance? (if required)
• How long will the roof repair take?
• Does the plywood roof deck need replacing?
• How do you handle damages on the job?
• Will you be present for the inspections?
• Do you offer financing?

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