So your building has an aging metal roof that has developed persistent leaks. You know it will need to be repaired sooner or later, but where do you begin? What are your options, and most importantly, do they fit within your budget?
This article discusses three strategies to save money without cutting corners on your next metal roof repair project.
PVC Metal Roof Recovery System
Recovering your facility’s existing metal roof with a PVC membrane is a proven, cost-effective method for eliminating metal roof leaks and keeping a building dry for up to 20 years. Not only can this metal roof repair option be installed over your existing roof, saving you the mess and expense of a tear-off, but it is also installed quickly and without harmful chemicals, open flames, or loud equipment. Metal roofs with numerous leaking stack flashings and HVAC curbs will appreciate the customer-sized flashings that complement the metal roof recovery by preventing water from entering the building, even around the most difficult roof penetrations. No other metal roof repair option on the market can match the value of the PVC metal roof recovery. Metal roof recovery provides a cost-effective, long-lasting solution to roof leaks at a fraction of the price of removing and replacing the old metal roof.
Metal Over Metal Recovery System
The next way to save money on metal over metal overlay is one way to fix a metal roof. The idea is similar to the recovery of PVC metal roofs, but new metal roofing panels are used instead of a white membrane to cover the existing metal roof. In both cases, there are significant savings because no tear-off is needed, and the building isn’t exposed to the elements much. This makes the roofing contractor’s liability much lower.
In three main ways, new metal roofing can be used to recover old metal:
1. Certain metal roofing profiles can be screwed directly on top of existing metal
2. High clips can be used to install new standing seam metal over the existing roof; and
3. Roof huggers can be used to support new metal roofing panels, which are typically standing seam style and have no exposed screws. The variety of Metal Over Metal recovery applications ensures that a “good fit” can be found for almost any existing metal roof panel.
Strategic Use of Sealants and Metal Roof Sealants
Budget constraints and persistent metal roof leaks frequently engage in an all-out battle, with the facility manager or building owner caught in the middle. Leaks that cause damage are more expensive if they are not repaired in the long run, but the budget does not allow for a PVC or metal-over-metal recovery. Try a targeted approach using metal roof sealants or metal roof coatings to control leaks, particularly “high priority” leaks. Slowing or stopping the worst of your roof leaks will give you some breathing room and preparation time for the upcoming, more extensive metal roof repair. It will also allow you to perform more minor repairs with a roofing company and build a working relationship with them before awarding them a large metal roof repair project. A further advantage of starting the repair process with isolated and targeted repairs on your metal roof is that the maintenance budget can frequently cover these repairs, whereas the general fund must cover the costs of larger metal roof repair projects. Targeted repairs may not necessarily postpone larger, more expensive repairs if you can pull from different funds, but stopping leaks now may save you much money in the long run.
Budgeting For Various Roof Repairs
Knowing how much it will cost to fix your roof and how to budget for it, you can keep your home safe and structurally sound and save money.
Roof Leaks
Leaks are one of the most common and potentially damaging roofing issues. Roof leaks can occur for various reasons, including aging, penetrations from fallen tree limbs, or holes created by small pests. If you don’t fix a small roof leak immediately, water can get through the roof, into your attic, and then into your ceilings and walls. There can be a lot of damage. How to fix a roof leak depends on what caused it. Broken or missing shingles, cracks in the sealant, and normal wear and tear can cause leaks.
For a small roof leak, you can expect to pay between $150 and $400, depending on where it is and how bad it is. If you’ve let the damage go beyond where the leak started, you might have to do some moderate roof repairs, which could cost you $1,000 or more. To be safe, budget for the higher end of repairs and leave some wiggle room if the damage is more extensive than you first thought. Remember that quickly repairing a roof leak is often less expensive than waiting until the problem worsens.
Vent Problems
Vents can be damaged, necessitating repair or replacement. If you have plastic roof vents, their housings may have developed cracks, allowing air and moisture to enter through the gaps. The seams can break and cause similar issues if you have metal vents. In some cases, all that needs to be done to fix it is to replace the nails that are missing along the edge of the base and the caulk that helps make a seal. But a vent will need to be replaced if it is cracked or broken. Labor costs average between $150 and $250, and the unit itself costs between $10 and $500.
Flashing Problems
Metal flashing is used where shingles meet other surfaces like chimneys and walls. Flashing installation is difficult and requires a skilled hand. Leaks can occur when flashing is improperly installed or if roofing cement is used as a less expensive alternative. The flashing must be repaired or replaced to prevent further damage. On average, flashing repairs cost between $200 and $500, depending on where the flashing is and how much material is needed.
Damaged Shingles
Missing or damaged shingles may appear to be a minor issue, but they can have serious consequences. Due to harsh weather conditions and natural aging, it is natural for shingles to crack, break, or curl over time. Water can seep beneath and into the underlying layers of materials if shingles are damaged. When this happens, wood rot and mold, and mildew growth can occur. To keep damage to a minimum, broken or missing shingles should be replaced as soon as possible. A square foot of asphalt shingles costs between $45 and $75 per hour to replace. Of course, prices will vary depending on the type of shingles used and the number that needs to be replaced.
Factors That Influence Roof Repair Pricing
A variety of factors can influence roof repair costs. The type of roof is one of the most critical factors that can significantly impact prices. Some roofing materials are more expensive than others, and the skill required to work with certain materials necessitates using more expensive professionals to install them. Asphalt, for example, is one of the least expensive roofing materials, whereas slate is one of the most costly. The cost of these repairs can range from hundreds to thousands of dollars.
Permit Pricing
Permits are another cost you should be aware of and include in your budget. Depending on where you live, you might need a permit to repair your roof. The price of a permit depends a lot on where you live, but on average, you can expect to pay between $200 and $400.
Extent Of Damage To The Roof
The damage to the roof is also a significant factor in how much it will cost to fix. If only a few shingles are missing from your metal roof, the cost to fix it will likely be low. However, roofing repairs will cost more if the damage is extensive, covers a large portion of the roof, or has affected the underlying materials. Damage to the chimney and skylight may also increase the cost of roofing repairs.
Contact A Professional Metal Roof Repair Contractor
Budgeting for metal roofing repair costs is always a good idea, whether your roof has recently been damaged or you simply want to be prepared for the future. If you don’t know how much to budget, talk to a professional who fixes metal roofs. Contact our metal roofing company in Denver, Colorado, to find out how much it costs to repair a roof.
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