How much does roof repair cost in Virginia?

Roof repair prices in Virginia depend on the job far more than on any average, so the useful question is what will drive your price. A loose flashing or a few wind-lifted shingles on a walkable slope is a short visit; rotted decking under a leak on a steep two-storey roof is a different job. Below are the cost drivers to ask about, what insurance usually covers, and what a fair written quote should contain.

What drives the price

How much is damaged. Asphalt shingle repairs are often quick, because most parts of the roof can be repaired on their own without disturbing a large area. A dozen shingles costs more than three, but the trip, setup and safety gear are often a large share of a small job either way.

Matching the shingles. Matching is easiest when you have spares: shingles saved from the original job, or at least the color name and the year the roof went on so the roofer can find a close commercial match. Discontinued colors, slate, tile or specialty metal can mean more searching and higher material cost.

What is under the shingles. The quote you get from the ground may change once the roofer lifts the damaged area, and rotted decking has to be replaced before new shingles go on. When water gets underneath the roofing, it can work its way to the deck and rot the roof structure.^[1] Ask in advance how decking is priced, per sheet or per board, so a surprise does not become a dispute.

Flashing and penetrations. Leaks at chimneys, vent pipes, skylights and wall joints are often flashing work rather than shingle work. Chimney flashing that ties into masonry often takes longer than a pipe boot.

Steepness, height and slope. A steep or high roof takes more safety setup and more time. Very low slopes have their own costs. The Department of Energy's Building America Solution Center says asphalt shingles should only be installed on roof slopes of 2 in 12 or greater, and that from 2 in 12 up to 4 in 12 a double underlayment application is required,^[2] so a repair there may involve more than replacing the shingles.

Temporary work first. After a storm, a roofer may make a temporary repair to stop water while proper materials are sourced. That can mean two visits, and two charges, before the job is done. Virginia's Bureau of Insurance says insurers expect homeowners to protect their property from further damage and will pay the reasonable costs associated with protecting the property,^[4] so keep the receipts.

Permits. Most small repairs need none. Under Virginia's Uniform Statewide Building Code, replacing 100 square feet or less of roof covering needs no permit in any wind zone,^[3] and replacing 256 square feet or less of roof decking on most houses is exempt as well, unless that decking had to be fire-retardant-treated or otherwise protected when the house was built.^[3] The building official may still require a permit for replacement roofing in a historic district a locality has designated, and for exempt work in a special flood hazard area.^[3] An owner or the owner's agent can still ask for a permit on exempt work, and then the permit is issued and the inspections are required.^[3] See roof permits in Virginia for larger jobs.

Insurance and your share of the bill

When the damage came from a storm or a falling tree, your cost may be the deductible rather than the whole bill. The Virginia Bureau of Insurance says: "Most homeowners policies cover the reasonable costs of emergency clean-up and temporary repairs."^[4] It also advises you to take photographs before you clean up or repair anything, and keep every receipt.^[4]

Check your deductible before you file. Some wind or hurricane deductibles are a flat amount, such as $1,000, while others are a percentage of the dwelling coverage.^[4] The Bureau's own example: a 2% hurricane deductible on a house insured for $100,000 is $2,000, so on $3,000 of damage the insurer would pay $1,000.^[4]

The Bureau also says to get written estimates before repairs begin, and do not sign a contract for major repair until the insurer has decided how much damage there is and how much it will pay.^[4] If the contractor finds hidden damage or prices the job well above what the adjuster allowed, contact the insurer's representative first, and the Bureau of Insurance if you cannot resolve it.^[4]

What a fair quote looks like

Ask for at least three quotes. Virginia's Board for Contractors advises that you get at least three written bids or estimates using identical plans and specifications so you can compare prices and contractors.^[7] A bid substantially lower than the others probably means the contractor made a mistake or left out work the others included.^[7]

For residential work, Virginia's contractor regulations require a written contract signed by both sides before work starts or money changes hands, and it has to cover, among other things:^[5]

• when work will begin and the estimated completion date;
• the total cost, or for cost-plus and time-and-materials jobs, the fee and a cap or a fixed labor price;
• the amounts and schedule of payments, including the down payment;
• a list of the specified materials and work;
• a statement that the contractor will comply with local permit, inspection and zoning requirements;
• the contractor's name, address, license number, class of license and specialty;
• a statement that any change to cost, materials, work or completion date must be in writing and signed by everyone.

Keep the deposit small. DPOR's rule of thumb is plain: "Pay 10 percent down or $1,000, whichever amount is less."^[6] That limit holds unless the job needs custom-made or special-order items, when the limit is 30 percent of the contract.^[6] Beyond that, do not let payments get ahead of the work, do not pay cash, and do not pay the full bill until the work is complete.^[6]

When to call a licensed pro

Every roof repair is a job for a roofer, not a ladder project. In Virginia, work valued at $1,000 or more needs a valid Virginia contractor's licence, and for roofing-only work you may want a contractor licensed in that specialty.^[7] Under the Code of Virginia, a Class C contractor can take a single job over $1,000 but less than $30,000.^[8] Check the licence using DPOR's License Lookup or by calling (804) 367-8511,^[6] or see how to check a contractor's licence.

If the quotes start to approach the price of a new roof, read when a roof can be repaired instead of replaced and what a new roof costs in Virginia. Browse all exterior answers or roofing repair businesses.

Describe the repair and add photos, and licensed local roofers send quotes you can compare side by side.