Roofing costs

What it costs to repair, replace or re-cover a roof, by material and roof size. Page 2 of 3.

• Chimney flashing repair cost$400 to $1,800per projectRebuilding chimney flashing costs $400 to $1,800. A chimney is the most common source of a roof leak, and the leak almost never appears anywhere near the chimney.
• Roof ventilation cost$7 to $15per linear ftRidge vent costs $7 to $15 per linear foot; a full ventilation upgrade is $600 to $2,500. It is the cheapest work on a roof and skipping it is why some roofs fail at fifteen years.
• Roof decking replacement cost$70 to $150eachReplacing roof decking costs $70 to $150 per 4x8 sheet. It is the line that most often makes a final invoice beat the estimate, and nobody can quote it honestly in advance.
• Roof leak repair cost$300 to $1,500eachRepairing a roof leak costs $300 to $1,500, typically $700. Most of that spread is finding the leak: water enters in one place and appears somewhere else entirely.
• Emergency roof repair cost$300 to $700per projectEmergency tarping costs $300 to $700, and after-hours rates run 25% to 40% above scheduled work. An emergency is water entering the house; everything else costs less on Tuesday.
• Roof cleaning cost$15 to $60per sq ftCleaning a roof costs $0.15 to $0.60 per square foot soft-washed, so $300 to $1,200 on a typical house. Never pressure wash asphalt shingles: it strips the granules permanently.
• How long does a roof last$386 to $749per squareArchitectural asphalt lasts 25 to 30 years, metal 40 to 70, slate 75 to 150. Most roofs fall short of their rating, and the gap is almost always ventilation.
• Roof replacement timeline$386 to $749per squareThe work takes one to three days. The calendar from signing to finishing is two to eight weeks, and almost all of that is waiting for permits, materials and weather.
• Roof warranty explained$386 to $749per squareA roof carries two warranties people mistake for one. The manufacturer covers the shingles, the contractor covers the installation, and most roof problems are installation.
• How to pay for a roof$386 to $749per squareA roof is usually a $14,000 bill arriving without notice. How it is paid changes the total by thousands, and contractor 0% offers are often deferred interest rather than free money.