2026 Price book
What a roof repair costs here, before you call.
Every price below is a flat rate for a defined scope of work. You get the exact number in writing before we start, and the invoice matches it. If a job falls outside the book, we price it off it — and we show you how.
Every visit has a floor
A truck, ladders, and a licensed roofer cost the same whether the fix takes twenty minutes or four hours. Our minimum on any roof we set foot on is $389.
The diagnostic is credited
The $189 leak diagnostic comes off your repair in full if you approve the work on the same visit. Decline and you've still paid for an honest written answer.
One price, no add-ons
Materials, disposal, sealant, fasteners and labor are inside the price. The only things that change it are the access modifiers at the bottom of this page.
| Service | Scope | Price |
|---|---|---|
| Leak diagnostic | Up to 60 minutes on site. Interior inspection, attic check where accessible, roof walk, water test if needed. Written findings with photos.Credited in full toward a repair approved the same visit. | $189 |
| Full roof condition report | Every slope, penetration, valley and edge photographed and graded, with remaining-life estimate. Written PDF. Common for home sales and property managers. | $289 |
| Real estate repair punch list | Inspector's roof findings priced item by item, turned around in 24 hours so a closing can move. | $249 |
| Minimum service charge | The floor on any repair visit, applied when the completed work prices out below it. | $389 |
| Second opinion review | You have a replacement quote and want to know if a repair would hold. We inspect, photograph, and give you a straight answer in writing. | $189 |
| Service | Scope | Price |
|---|---|---|
| Shingle replacement, 1–5 | Wind-lifted, cracked or missing shingles in one area. Color-matched from stock where available. | $395 |
| Shingle replacement, 6–20 | Larger single area, same slope. Includes new ice-and-water or felt beneath as needed. | $550 – $850 |
| Section repair, up to 1 square | A 10 ft × 10 ft area stripped to deck, re-underlaid and re-shingled. Half to full day. | $900 – $1,450 |
| Slope repair, 1–3 squares | Larger localized failure. Priced after diagnostic; deck condition confirmed before we commit. | $1,400 – $2,600 |
| Decking replacement | Rotted or delaminated sheathing found under a repair. Per 4 ft × 8 ft sheet, installed.Quoted before we proceed — never added to an invoice as a surprise. | $185 / sheet |
| Nail-pop & exposed fastener seal | Popped nails reseated and sealed across accessible slopes, up to 25 fasteners. | $395 |
| Hand-seal loose shingle tabs | Wind-loosened tabs re-adhered with roofing cement, per slope. | $425 |
| Service | Scope | Price |
|---|---|---|
| Pipe boot replacement | New boot over the vent stack, shingles cut in and sealed. The most common leak in a 12–20 year old roof. | $395 |
| Each additional boot, same visit | Priced down because the truck is already there. Replacing all of them at once is usually the smart call. | $145 |
| Roof vent or turbine replacement | Rusted or damaged box vent, turbine, or power vent housing swapped and reflashed. | $425 – $650 |
| Step flashing repair, partial | Failed section of sidewall or dormer step flashing replaced, shingles woven back in. | $650 – $950 |
| Chimney reflash, standard | New step and counterflashing on a typical masonry chimney, counterflashing cut into the mortar joint and sealed. Not a surface caulk job. | $950 – $1,650 |
| Chimney crown seal | Cracked concrete crown cleaned and coated with elastomeric crown sealer. | $450 |
| Sidewall or apron flashing, full run | Complete flashing run replaced where a roof meets a wall, per linear foot. | $28 / lin ft |
| Skylight reflash & reseal | Existing skylight reflashed with new curb flashing and membrane. Glass and frame replacement not included. | $850 – $1,400 |
| Satellite or solar mount leak seal | Penetration from a dish or panel mount sealed properly, or the abandoned mount removed and patched. | $425 |
| Service | Scope | Price |
|---|---|---|
| Valley repair, partial | Failed section of an open or closed valley rebuilt over new ice-and-water membrane. | $850 – $1,250 |
| Valley replacement, full run | Entire valley stripped and rebuilt, membrane and metal new, per linear foot. | $42 / lin ft |
| Ridge cap replacement | New ridge caps installed over an existing ridge line, per linear foot. | $14 / lin ft |
| Ridge vent repair or replacement | Damaged ridge vent removed and replaced with new baffled vent, per linear foot. | $26 / lin ft |
| Drip edge replacement | New drip edge along an eave or rake where the old metal is rusted or missing, per linear foot. | $16 / lin ft |
| Rake & gable edge repair | Wind-damaged rake edge rebuilt, starter course and edge metal replaced. | $550 – $900 |
| Service | Scope | Price |
|---|---|---|
| Ice dam steam removal | Low-pressure steam removal of dammed ice at the eaves. Per hour, two-hour minimum. No hammers, no hatchets, no shingle damage. | $375 / hr |
| Eave membrane repair after ice damage | Shingles and underlayment at the eave stripped back and rebuilt with new ice-and-water membrane. | $750 – $1,600 |
| Soffit vent installation | New continuous or individual soffit vents cut and installed to fix the intake side of the ventilation problem, per vent. | $95 / vent |
| Baffle installation | Attic baffles installed at the eaves so insulation stops blocking airflow, per rafter bay. | $38 / bay |
| Bathroom / dryer vent reroute | Vent line dumping moisture into your attic rerouted and properly terminated through the roof. | $550 – $850 |
| Attic condensation assessment | When the "leak" is actually condensation. Moisture readings, intake/exhaust math, written fix plan. | $249 |
| Service | Scope | Price |
|---|---|---|
| Membrane patch, EPDM or TPO | Puncture or split patched with matching membrane and primer, up to 4 sq ft. | $450 |
| Seam repair | Failed seam cleaned, primed and re-sealed, per linear foot, 10 ft minimum. | $32 / lin ft |
| Drain or scupper reseal | Membrane rebuilt and clamped around a roof drain or scupper. | $550 |
| Modified bitumen torch-down patch | Failed area cut out and replaced with new mod-bit, up to 10 sq ft. | $650 |
| Ponding water assessment | Slope and drainage checked, low spots mapped, written remedy options. | $249 |
| Service | Scope | Price |
|---|---|---|
| Gutter reseal & re-pitch | Leaking seams sealed and hangers reset so water actually runs to the downspout, per run. | $325 |
| Gutter section replacement | Damaged section of 5-inch K-style gutter replaced, per linear foot. | $14 / lin ft |
| Downspout repair or reattach | Crushed or detached downspout replaced and re-secured, per downspout. | $165 |
| Gutter cleaning with repair | Full clean-out and flush when bundled with any gutter or roof repair on the same visit. | $185 |
| Fascia or soffit repair | Rotted fascia board or damaged soffit panel replaced where it's tied to a roof leak, per linear foot. | $32 / lin ft |
| Service | Scope | Price |
|---|---|---|
| Emergency tarp, standard | Active leak stopped with a properly fastened tarp, up to 400 sq ft. Credited $200 toward the permanent repair. | $450 |
| Emergency tarp, large | Over 400 sq ft or multiple slopes, including tree-impact openings. | $750 – $1,200 |
| After-hours or weekend response | Same-day response outside Mon–Sat 7am–7pm. Applied on top of the repair price. | +50% |
| Storm damage documentation | Dated photo set and written scope formatted for your insurance adjuster. Free when bundled with the repair. | $189 |
| Wind damage repair | Typical wind event: lifted shingles, torn ridge caps, damaged edge metal. Priced off the sections above. | $500 – $3,000 |
| Condition | Why it costs more | Adjustment |
|---|---|---|
| Steep pitch, 8/12 to 10/12 | Roof jacks, harness anchors, and slower movement across the work area. | +25% |
| Very steep, above 10/12 | Full staging required. Quoted individually after we see it. | +40% or quote |
| Third story or higher | Extension ladder staging, extra crew member for material handling. | +20% |
| Second shingle layer | Any tear-out has to go through two layers, and the deck can't be inspected from above. | +15% |
| Slate, tile, cedar or metal | Specialty materials and technique. We repair these but price them individually. | Quoted |
| Obstructed access | No ladder setup within 20 feet, fenced yard with no gate, or landscaping that has to be protected. | +$150 |
| Outside core service area | Beyond our core Metro Detroit coverage area, per round trip. | +$95 |
| Item | Detail | Term |
|---|---|---|
| Spot repair warranty | Shingle replacement, nail-pop sealing, boot replacement, tab sealing. | 1 year |
| Flashing & valley warranty | Chimney reflash, step flashing, valley rebuilds, skylight reflash. | 5 years |
| Section & slope repair warranty | Any repair where we stripped to deck and rebuilt the assembly. | 3 years |
| End-of-life exclusion | If we've documented your roof as past serviceable life and you ask us to patch it anyway, that repair carries no warranty and you'll sign an acknowledgment. We'll still do the work. | None |
| Payment | Due on completion. Card, check, or ACH. No deposit on anything under $1,500. | On completion |
| Full roof replacement | We don't sell or install them. If yours is finished, we document it and refer you to a licensed installer. | Referral |
| Roof cleaning & coatings | Not offered. Pressure washing and most "rejuvenation" coatings shorten asphalt shingle life more often than they extend it. | Not offered |
| Interior repairs | We stop the water. Drywall, insulation and paint are someone else's trade, and we'll refer one. | Referral |
Price book valid through December 31, 2026
Ranges reflect scope, not negotiation — the same job gets the same price at every house. Prices assume asphalt shingle roofs on one- and two-family homes inside our Metro Detroit coverage area. Anything outside the book gets a written quote built from the line items above, so you can check our math.
Know your line item? Let's book it.
Call with the repair name off this page and we'll confirm the price on the phone.
Service area
Flat rates anywhere we work.
These prices apply across our Metro Detroit service area — including Livonia, Westland, Warren, Sterling Heights, Canton, Dearborn, Troy and Royal Oak, Farmington Hills, Plymouth, Clinton Township, Roseville.
Common repairs: leak repair, pipe boots, flashing, ice dams, emergency tarp, valley repair.