Should I undertake the roof repair?
Your roofing project, whether a new construction or an older property, is a big investment. Let our team provide you with quality options for your home or business. With our dedication to service, we are able to accommodate any roofing need, large or small. We take pride in every job we do and our years of dedication and experience is the key to our reputation. Call our Richmond-based office to discuss the options for your roofing needs.
Additionally, we know the importance of good communication, which sadly is lacking in the contractor industry. We will return your calls promptly, carefully coordinate scheduling, and follow up. We are confident you will be very satisfied with our service.
Additionally, we know the importance of good communication, which sadly is lacking in the contractor industry. We will return your calls promptly, carefully coordinate scheduling, and follow up. We are confident you will be very satisfied with our service.
Often, when it comes to minor roof damage, the question many people ask is "should I get it fixed now or wait awhile?". This really further boils down to "can I get it done down the road for the same amount or will I have more damage over time?".
This is the gamble we all take. The roof will start to wear over time. This is just a fact of life. We all hope to hold onto our hard-earned money for as long as possible before dumping it into something that has no visible or personal appeal. Roof repairs fall into this category. We will focus on standard asphalt shingles for this discussion. Metal, rubber, shake, slate, and other materials cost more to purchase new, but repair costs are in the ballpark for all of them. Wood and metal run a little more and clay, concrete, and slate are the highest but also have longer lifespans. If you are willing to get these small things fixed when you first notice them, like a couple missing shingles, you are out-of-pocket early on, but have peace of mind. If you wait until water seeps through the damaged area and into the attic and onto the ceiling below, your costs just went up substantially and now you have an ugly brown circle on the ceiling you have to look at until the leak and ceiling are repaired. |
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Typically, entire roofs don't need to be replaced until the shingles have past their natural life, though large scale damage like a tree limb might require the whole roof to need replacing.
First lets take a quick look at the rough average costs for minor, moderate, and major repairs.
In the Richmond area, minor repairs usually run in the $150 - $400 range, moderate repairs in the $400 - $1000 range, and major repairs in the $1000 - $3000 range. Beyond this you should consider having the entire roof replaced. A typical roof replacement for a 1500 to 2000 square foot house using 30 year architectural asphalt shingles is in the $5500 - $6500 neighborhood, depending on roof condition and some other factors.
First lets take a quick look at the rough average costs for minor, moderate, and major repairs.
In the Richmond area, minor repairs usually run in the $150 - $400 range, moderate repairs in the $400 - $1000 range, and major repairs in the $1000 - $3000 range. Beyond this you should consider having the entire roof replaced. A typical roof replacement for a 1500 to 2000 square foot house using 30 year architectural asphalt shingles is in the $5500 - $6500 neighborhood, depending on roof condition and some other factors.
Minor repairs would be characterized as shingle replacement where there is no wood damage below the missing shingle(s) and no leaking below.
Moderate repairs would include fixing and sealing fixtures on the roof, replacing flashing around the fixtures, and replacing the shingles.
Major repairs would include repairing/replacing damaged wood under the shingles, addressing damaged wood in outer walls, plus replacing the damaged shingles.
If you have leaks around skylights, vents, or chimneys, shingles will need to be removed to repair or replace the flashing, then new shingles installed. Vents, since they are smaller, are the least expensive and chimneys typically the most expensive due to the area involved.
If the issue is related to the chimney, the cost of the repair can quickly go up depending on the type of damage found. Repairing chimney structures can get very expensive if there is structural damage to it.
Moderate repairs would include fixing and sealing fixtures on the roof, replacing flashing around the fixtures, and replacing the shingles.
Major repairs would include repairing/replacing damaged wood under the shingles, addressing damaged wood in outer walls, plus replacing the damaged shingles.
If you have leaks around skylights, vents, or chimneys, shingles will need to be removed to repair or replace the flashing, then new shingles installed. Vents, since they are smaller, are the least expensive and chimneys typically the most expensive due to the area involved.
If the issue is related to the chimney, the cost of the repair can quickly go up depending on the type of damage found. Repairing chimney structures can get very expensive if there is structural damage to it.
With leaky skylights, the damage may be confined to rubber gaskets and flashing which can be fixed by re-sealing with a strong silicone seal. If the damage is more extensive in nature, like badly damaged seals in the skylight or damaged flashing around the skylight, then the entire skylight will need to be flashed or possibly even replaced.
There are other types of damage that can occur on a roof as well. There could be damage to the flashing in valleys, which means removing the shingles, repairing or replacing the flashing, and replacing the shingles. This type of problem usually runs in the $300 - $700 range depending on the roof pitch and how many shingles need to be replaced. More if the entire skylight needs to be replaced.
There are other types of damage that can occur on a roof as well. There could be damage to the flashing in valleys, which means removing the shingles, repairing or replacing the flashing, and replacing the shingles. This type of problem usually runs in the $300 - $700 range depending on the roof pitch and how many shingles need to be replaced. More if the entire skylight needs to be replaced.
What is proper maintenance to a roof? While it is not often done, an inexpensive roof inspection should be done once per year at a minimum, and twice if you do it once yourself, to insure everything is sound. We tend to know a roof has issues by waiting until we can actually see missing shingles, water marks on an interior ceiling, or discoloring around a skylight. By this time, there could be a lot of damage, rotted wood, etc. By having it inspected like we do with other expensive items like cars, HVAC systems, and crawl spaces, a lot of expense and headaches can be prevented. An experienced inspector knows what to look for and can help identify things that do not look right before they become real problems, checking walls, corners, and attic spaces as well as structural components.
For example, an asphalt shingle roof will typically last 15 to 25 years, but not dealing with the little problems that develop along the way will greatly increase the likelihood it will be 15 and not 25. A well maintained roof is not guaranteed to last 25, but the odds are much higher it will. And if you sell your home, the buyer will take added comfort in knowing the roof was inspected along with all the other big ticket items in the house.
For example, an asphalt shingle roof will typically last 15 to 25 years, but not dealing with the little problems that develop along the way will greatly increase the likelihood it will be 15 and not 25. A well maintained roof is not guaranteed to last 25, but the odds are much higher it will. And if you sell your home, the buyer will take added comfort in knowing the roof was inspected along with all the other big ticket items in the house.
For a list of options and quote, call us at 804-419-7611 and we will be glad to assist you.