Most of what we do is small roof repair. Maintenance runs a fraction of replacement cost while the decking, sheathing, and substrate are still sound.
Cost depends on how many penetrations you have, the roof pitch, and whether we are walking an asphalt shingle roof or climbing a steep slate or cedar shake one.
A one-story ranch is a different day than a mansard or gambrel with parapet walls and a hidden scupper drain, and we price those details before quoting.
- Asphalt shingle, three-tab shingle, and architectural shingle systems from GAF, Owens Corning, and CertainTeed, where granule loss shows up first.
- Wood shake and cedar shake roofs, which we re-nail and hand-seal instead of overlaying when a few shakes split.
- Slate, clay tile, and concrete tile roofs, where the tile outlives the felt or tar paper underlayment beneath it.
- Metal panel, standing-seam panel, and corrugated panel roofs, checked for backing-out screws and gaskets that have oxidized.
- Low-slope sections built as a built-up roof, modified bitumen, or a membrane system such as TPO, EPDM, or PVC membrane, where ponding water drives the failures.
- Hip, gable, and verge details, plus coping caps and snow guards, which catch the worst of the afternoon wind and are often the first place a roofline starts to settle.
- Roof deck, sheathing, and substrate checks, since water that wicks into the plywood or OSB causes decay, and a deck that has started to sag will not hold a fastener.
- Attic insulation, ventilation, and vapor barrier work, because trapped heat cooks shingle from below.
- Synthetic underlayment and self-adhered ice-and-water shield at valleys and eaves, where old felt and tar paper is the usual leak source, and where we still check for ice dam damage even though hail bruising is the bigger threat here.
- Elastomeric coating and adhesive touch-ups on flat sections, where a repair coat buys another season.
- Awnings and canopy brackets tied into wall flashing, where a loosened lag opens a direct path for water.
- Tools stay ordinary: a pry bar, roofing shovel, nail gun and air compressor, roofing square, and a torch for torch-down modified bitumen.
- Permits get pulled whenever the building code calls the work a replacement rather than a recover.
What's Included
A roof inspection of the shingle, underlayment, and flashing condition, with photos of every problem we find.Resealing and recaulking failed mastic at pipe boots, vent boots, step flashing, and counter-flashing.Clearing debris from valleys, gutters, and downspouts so water leaves the roof instead of ponding behind the chimney.Resetting lifted shingles and ridge cap pieces that afternoon wind has worked loose from their fasteners.Checking drip edge, eave, rake, and fascia for water staining or soft wood.Clearing soffit vents and confirming ridge vent airflow so attic heat and moisture have somewhere to go.A written roof estimate with line-item pricing instead of one lump sum.
Signs You Need Roof Maintenance
Granule loss shows as bald patches on the shingle, or as grit collecting in your gutters and downspouts.Dark ceiling stains or a musty attic smell after a winter storm means storm damage is already seeping past the underlayment and starting decay in the roof deck.Three-tab shingle and architectural shingle curl and crack on south-facing slopes, and hail bruising spalls the surface so sun can erode what is left.Mastic that has flaked, peeled, or gone chalky around pipe flashing, chimney flashing, or a vent boot flange.A ridge cap or ridge vent sitting askew after a windy afternoon, with loose nails you can spot from the driveway.Water ringing a skylight or dormer curb, or rust pitting on metal panel and standing-seam panel roofs.
Our Roof Maintenance Process
We start with a roof inspection, walking the roof deck and checking it from the attic side, then photographing every failure we find.You get a written roof estimate that itemizes labor and material, plus the items we think can wait another year.We set ladders and scaffold, clip a safety harness to an anchor, and clear debris out of valleys, gutter runs, and behind the chimney.Failed mastic and roof cement get cut out at pipe boot, vent boot, apron flashing, and counter-flashing, then rebuilt.We re-nail loose field course shingles with ring-shank nails and reset any lifted starter course or staggered courses along the rake.We check attic insulation, the vapor barrier, soffit vent intake, ridge vent exhaust, and any attic fan, then blow the roof clean and haul the debris to a dumpster.
