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What fails on a house, why it fails, and what it should cost

Home/Roofing

Roof and drainage

Roofing — problems, causes and costs

Most roof leaks start at a joint, not in the middle of the shingles. Everything we have on roofing: what fails, why, what it costs, and which of it you can handle without calling anyone.

877-360-4657What roofing costs
Quick answerRoofs fail in a few predictable ways: the joints leak (flashing, valleys, pipe boots, skylights), the attic overheats because ventilation has no intake or no exhaust, storms tear or bruise the shingles, or the shingles simply reach the end of their life. Find what you are seeing below. The age of the house tells you which of these to check first.

A roof is a system: decking, underlayment, shingles, flashing and ventilation. When one part fails, the shingles usually get the blame. Before you pay for a new roof, make sure the problem isn’t a cracked boot, a rusted valley or a blocked soffit that costs far less to fix.

A row of houses with brown asphalt shingle roofs and white windows
Photo by Will Haddock on Unsplash.

1Start with what you can see

By era of the house

Age does not mean worse. It means a different set of failures. Start with the era your house was built in.

Built before about 1940Roofing in homes built before about 1940Layered shingles, plank decking, old chimney flashing and little or no ventilation. Built about 1940 to 1980Roofing in homes built roughly 1940 to 1980Three-tab shingle, cracked pipe boots, turbine vents and aging step flashing. Built about 1980 to 2000Roofing in homes built roughly 1980 to 2000First-cycle architectural shingle, skylights, hot attics and wind and hail questions. Built since 2000Roofing in homes built since 2000Warranties, builder-grade shingle, install defects and hail on young roofs.

Leaks and flashing

Often DIYCracked rubber boot around a plumbing ventOne of the most common leaks and one of the cheapest to fix. Check soonPipe boots aging on a mid-life roofThe rubber collars usually give out before the shingles do. Leak pointRust streaks below the chimney flashingOld galvanized flashing corrodes through before the masonry fails. Plan the timingMasonry chimney needs workGet it done while the crew is already on the roof, not after. Leak pointValley metal rusted or missingValleys carry the most water. On old roofs the metal is often gone. Leak pointStep flashing at a wall intersectionWhere a roof meets a wall, the flashing does the work the shingles can’t. Diagnose firstFlashing at a wall or dormer on a newer buildA leak at a wall or dormer on a young roof usually points to the install. Diagnose firstSkylight leaking at the headThe uphill side of a skylight collects water and debris first. Before you get quotesRoof over an addition with a different pitchThe junction is where leaks concentrate. Point it out so it gets priced. Check the holesSatellite dish or old antenna mount still up thereEvery bolt through the shingles is a possible leak once the sealant ages.

Storm and insurance

Often claimableHail damage on a roof under fifteen years oldA young roof with hail damage is often worth a careful inspection. Diagnose firstBruising you can feel but barely seeHail bruises can be soft to the touch before they show from the ground. Diagnose firstGutters dented but the roof reads cleanDented metal is a clue, not proof, that the shingles were hit. Diagnose firstStraight-line wind damage mistaken for hailWind and hail leave different marks, and claims treat them differently. Act quicklyShingles lifting along one slope after windUnsealed tabs let the next storm get underneath. Know the riskSustained wind rather than gustsLong periods of steady wind work at shingle seals differently than one gust. Often claimableIce damage from a hard winter stormIce at the eave can back water up under the shingles. Prevent itTree limbs over the roofOverhanging limbs scrape, shade and drop debris, and can fall in a storm. Know the riskLiving in a high-frequency hail corridorWhere hail is frequent, material choice and claim history matter more. Before you buyImpact-resistant shingle and the insurance discountAsk your insurer in writing what qualifies before you pay extra. Check your policyPrior storm damage that was never claimedOld, unclaimed damage can complicate the next claim. Before you fileDamage that might be under the deductibleGet the repair priced before deciding whether a claim makes sense. Be carefulStorm chaser knocking after a hail eventDon’t sign anything at the door. Check who you are dealing with first.

Ventilation and attic heat

Fix at reroofNo ridge vent and no soffit intakeAn unvented attic cooks shingles from underneath and shortens their life. Often DIYTurbine vents but no intake at the soffitExhaust without intake pulls conditioned air out of the house. Diagnose firstRidge vent installed but soffit baffles missingInsulation packed into the eaves can block the intake the ridge vent needs. Check airflowAttic feels well over outdoor temperature in summerA very hot attic is usually a ventilation problem, not a shingle problem.

Age, wear and replacement

Tear-offTwo or three layers of shingle already on the roofLayers hide the deck and add weight. Tear-off is the version worth paying for. Put it in the quotePlank decking with gaps between the boardsOld plank deck usually needs new sheathing over it before new shingles. Check it yourselfWood shingle under the asphaltA thick sandwich at the rake changes the tear-off scope. Structural firstSagging visible along the ridge lineA dip at the ridge means framing, not shingles. End of lifeThree-tab shingles curling at the edgesOnce curling is general, patching is spending money on a finished roof. End of lifeArchitectural shingles past their rated lifePast the rating doesn’t mean failed. Check the condition, not just the age. Diagnose firstGranules collecting in the guttersSome loss is normal. A lot of it means the shingles are wearing out. Diagnose firstNail heads visible through the shingle surfaceExposed or backed-out nails are small leak points across the roof. Install defectImproper nailing from the original installNails in the wrong place let shingles slip or blow off. Plan aheadBuilder-grade shingle on a whole subdivisionSame shingle, same age, same street: they tend to wear out together. Read it firstRoof still under the manufacturer warrantyKnow what the warranty covers before anyone starts repairs. Diagnose firstDifferent shingle color in patchesPatches can mean past repairs, uneven wear or a mismatch worth asking about.

Sun, shade and growth

Diagnose firstMoss or dark streaking on north-facing slopesStreaks are often cosmetic. Moss holds water against the shingles. Know the riskPersistent damp and organic growth on shaded slopesSlopes that never dry out age differently from sunny ones. Know the riskUV exposure on unshaded roofsFull sun dries out shingles and rubber boots faster.

Cost

Before you signRoofing cost — what to expect and what to skipWhat drives the price, and which charges you should not be paying for.

2How roofs fail

FailureUsual causeFirst thing to check
Leak at a pipe, chimney or wallCracked boot, rusted or missing flashingLook at the joint above the stain before blaming the shingles
Leak in a valleyRusted or missing valley metal, debris buildupClear debris and check what is under the valley shingles
Hot attic, short shingle lifeNo intake at the soffit, no exhaust at the ridge, or bothLook up into the soffit vents and check they aren’t blocked or painted shut
Missing or lifted shinglesWind, unsealed tabs or improper nailingPhotograph the damage and note the storm date
Curling, cupping, bare spotsShingles at the end of their lifeCheck whether the wear is local or across the whole roof
Dip in the ridge or deckFraming problem or long-term wet deckingGet a structural assessment before a roofing quote
Leak, storm damage or a roof near the end of its life?Talk to a local roofing contractor who will check the flashing, valleys and ventilation, not just the shingles.
877-360-4657

3What roofing work costs

The price moves with the size and pitch of the roof, how many layers have to come off, the condition of the decking, how much flashing has to be replaced, ventilation work, access, and the shingle you choose. Prices vary by region. Some jobs have a genuine do-it-yourself version, and some charges you should not be paying for at all.

A man working on a roof
Size, pitch and access all change how long a crew spends on the roof. Photo by Christer Lässman on Unsplash.

Roofing cost: what to expect and what to skip

4Roofing FAQ

Do I need a new roof or just a repair?

If the problem is at one joint, such as a pipe boot, a chimney or a valley, a repair is usually enough. If the shingles are curling, losing granules or lifting across the whole roof, you are paying to patch a roof that is finished.

Can new shingles go over the old ones?

Layering was normal practice for decades, but it hides the decking, adds weight and most manufacturers won’t warrant over it. On an older house, tear-off is the version worth paying for.

Why does attic ventilation matter for the roof?

Without intake at the eave and exhaust at the ridge, heat builds up under the deck and shortens the life of the shingles. Adding ventilation during a reroof costs little compared with retrofitting it later.

Should I file an insurance claim for storm damage?

It depends on the damage, the age of the roof and your deductible. Get the repair priced first and read your policy. Never sign anything with a contractor who knocks on your door right after a storm.

Written by Jaylan Jones. I Like To Exterior Services earns a referral fee when a call connects to a contractor. See our business-model disclosure.

877-360-4657