Cheap way to fix a roof? No HOA

Joe S.Pro Member

Investor · San Antonio · Member since 2020 · 3k+ posts · 3k+ votes

I have a house that is a two bedroom one bath property with a decent size lot. There is no HOA and the setting is such that a person would not drive up and necessarily see the roof. I really do not want to replace the whole roof this time.. the fix does not have to look pretty as long as it works.

Any ideas on how to stop any leaks that keep coming back without me having to spend big bucks?

1 Reply

46 views

Most Popular Reply

Adam BartomeoBusiness Member

Real Estate Broker · Cape Coral, FL · Member since 2015 · 2k+ posts · 1k+ votes

We repair roofs for our properties all of the time. You can reroof a small section where the leak is coming from and that will fix the problem. If it is coming from one of the boots or vents then you can just use some roofing cement. Due to storms we often have shingles blow off and have to fix them, easy peasy...

[email protected]239-339-3969

Bartomeo Property Management4.7150 Reviews

Website View Page

2 Reply

See this reply in the discussion

23 Replies

Jump to latestLatest

Sort by

Malcomb StapelPro Member
Investor · Topeka, KS · Member since 2020 · 669 posts · 488 votes
1y
@Joe S. can you give more details? Where is it leaking, roof composition, pitch, etc?
1 Reply
Joe S.Pro Member
OP
Investor · San Antonio · Member since 2020 · 3k+ posts · 3k+ votes
1y
Quote from @Malcomb Stapel:

@Joe S. can you give more details? Where is it leaking, roof composition, pitch, etc?

The roof is composition. It has a pitch, but not a very steep one. The property manager had someone go out and give an estimate for around 11k to replace the entire roof. Two different handyman have already went out there and supposedly fixed what they considered to be the cause of the leak in the past. I live out of the area so it’s harder for me to get my eyes on the exact situation.
1 Reply
Matthew Paul
Severna Park, MD · Member since 2013 · 7k+ posts · 7k+ votes
1y
Cheap fixes rarely work . You will be replacing more than the roof if you wait . Mold , a ceiling caving in , tenant getting hurt . Bite the bullet and replace it
1 Reply
Henry T.
Member since 2022 · 1k+ posts · 1k+ votes
1y
I just did a 2/1 900sf house. Going rate around here in Seattle would be about 7k. 11k is too much, I suggest you get a bunch more quotes. I could have easily paid for it, but I did it myself for the exercise. Two days work, then the third day I made a dump run. Nice weather. Had my blutooth spkr blasting. Fun! Shingles from Lowes was about $1200. I already had a bunch of nails.
1 Reply
Adam BartomeoBusiness Member
Real Estate Broker · Cape Coral, FL · Member since 2015 · 2k+ posts · 1k+ votes
1y
We repair roofs for our properties all of the time. You can reroof a small section where the leak is coming from and that will fix the problem. If it is coming from one of the boots or vents then you can just use some roofing cement. Due to storms we often have shingles blow off and have to fix them, easy peasy...
[email protected]239-339-3969
Bartomeo Property Management4.7150 Reviews
Website View Page
2 Reply
Joe S.Pro Member
OP
Investor · San Antonio · Member since 2020 · 3k+ posts · 3k+ votes
1y
Quote from @Henry T.:

I just did a 2/1 900sf house. Going rate around here in Seattle would be about 7k. 11k is too much, I suggest you get a bunch more quotes. I could have easily paid for it, but I did it myself for the exercise. Two days work, then the third day I made a dump run. Nice weather. Had my blutooth spkr blasting. Fun! Shingles from Lowes was about $1200. I already had a bunch of nails.

Well, you and your buddies can load up and come on over for the exercise then. Lol.
1 Reply
Joe S.Pro Member
OP
Investor · San Antonio · Member since 2020 · 3k+ posts · 3k+ votes
1y
Quote from @Matthew Paul:

Cheap fixes rarely work . You will be replacing more than the roof if you wait . Mold , a ceiling caving in , tenant getting hurt . Bite the bullet and replace it

Cheap probably was not the best choice of words for some people.
I figured someone would have made a reply similar to yours sooner. 🥴

There are probably very few members of Bigger Pockets that have done more full roof replacements than me over the years. Full roof replacement seem to be the go to recommendation, especially when I have a hard time getting to a property if it is out of the area. I have one property manager in Mississippi that does a 10% mark up so full roof replacements for the smallest things is always a recommendation. 😢
In the end I might have to go ahead and replace the whole roof, but I’m brainstorming now. 😁
0 Reply
Matthew Paul
Severna Park, MD · Member since 2013 · 7k+ posts · 7k+ votes
1y
Quote from @Joe S.:

Quote from @Matthew Paul:

Cheap fixes rarely work . You will be replacing more than the roof if you wait . Mold , a ceiling caving in , tenant getting hurt . Bite the bullet and replace it

Cheap probably was not the best choice of words for some people.
I figured someone would have made a reply similar to yours sooner. 🥴
There are probably very few members of Bigger Pockets that have done more full roof replacements than me over the years. Full roof replacement seem to be the go to recommendation, especially when I have a hard time getting to a property if it is out of the area. I have one property manager in Mississippi that does a 10% mark up so full roof replacements for the smallest things is always a recommendation. In the end I might have to go ahead and replace the whole roof but I’m brainstorming now. 🧐

Chasing down the source of a roof leak isnt always easy . In my 40 years as a contractor , we have fixed roof damage . But everytime we have tried to chase down a leak it another leak popped up somewhere else . And the customer would think we were responsible . The majority of the time when an older roof starts leaking , its time to replace .
1 Reply
Joe S.Pro Member
OP
Investor · San Antonio · Member since 2020 · 3k+ posts · 3k+ votes
1y
Quote from @Matthew Paul:

Quote from @Joe S.:

Quote from @Matthew Paul:

Cheap fixes rarely work . You will be replacing more than the roof if you wait . Mold , a ceiling caving in , tenant getting hurt . Bite the bullet and replace it

Cheap probably was not the best choice of words for some people.
I figured someone would have made a reply similar to yours sooner. 🥴
There are probably very few members of Bigger Pockets that have done more full roof replacements than me over the years. Full roof replacement seem to be the go to recommendation, especially when I have a hard time getting to a property if it is out of the area. I have one property manager in Mississippi that does a 10% mark up so full roof replacements for the smallest things is always a recommendation. In the end I might have to go ahead and replace the whole roof but I’m brainstorming now. 🧐

Chasing down the source of a roof leak isnt always easy . In my 40 years as a contractor , we have fixed roof damage . But everytime we have tried to chase down a leak it another leak popped up somewhere else . And the customer would think we were responsible . The majority of the time when an older roof starts leaking , its time to replace .
Well, it sounds like you’re one of the members that has replaced more roofs than me. Lol.
0 Reply
Malcomb StapelPro Member
Investor · Topeka, KS · Member since 2020 · 669 posts · 488 votes
1y
@Joe S. I can see how this would be frustrating, especially not having your own eyes on it. If your talking about rain blowing under some shingles then i'm with @Adam Bartomeo , you could just have one of the handymen repair that section. If it's a flashing problem/ boot they should be able to get enough roofing cement and silicone on it to make it go a few more years.
Have you tried calling some of the local roofing companies and saying hey I don't want to replace the roof right now, what can you guys do for me?
2 Reply
Scott Mac
Austin, TX · Member since 2019 · 5k+ posts · 5k+ votes
1y
Hey Joe,
Flat roof leak detection can be hard because the leak may be some distance away from where the water intrusion shows up inside the home.
A wall that is on the face of the building higher than the roof and the roof comes up and rolls up the wall aways And is sealed there.
The front wall may be the source of your leak, With the water running back underneath the roof inside the rafters And making spots on the ceiling further away from the wall.
1 Reply
Cortney Huber
Member since 2024 · 7 posts · 2 votes
1y
Have you tried asking a local realtor for some roofer recommendations? If you can get a few roofers (not handymen) out there to assess the situation, they could probably give you some options that would be tailored to your specific roof & circumstances. I agree with others that $11k sounds too high. Most realtors I know have several roofers they work with--there's huge variability in the ones I work with so getting a few more quotes might help. Ask them to give you alternatives to replacement.
1 Reply
Joe S.Pro Member
OP
Investor · San Antonio · Member since 2020 · 3k+ posts · 3k+ votes
1y
Quote from @Cortney Huber:

Have you tried asking a local realtor for some roofer recommendations? If you can get a few roofers (not handymen) out there to assess the situation, they could probably give you some options that would be tailored to your specific roof & circumstances. I agree with others that $11k sounds too high. Most realtors I know have several roofers they work with--there's huge variability in the ones I work with so getting a few more quotes might help. Ask them to give you alternatives to replacement.

Unfortunately, I do not know any realtors in that geographical area.

0 Reply
Matthew M.
New to Real Estate · Member since 2024 · 7 posts · 1 vote
1y
"

Unfortunately, I do not know any realtors in that geographical area.

"
I didn't know any in my town either till I googled it.
0 Reply
Joe S.Pro Member
OP
Investor · San Antonio · Member since 2020 · 3k+ posts · 3k+ votes
1y
Quote from @Matthew M.:

"

Unfortunately, I do not know any realtors in that geographical area.

"
I didn't know any in my town either till I googled it.
Cute. lol 😂
0 Reply
Matt Devincenzo
Investor · Clairemont, CA · Member since 2011 · 3k+ posts · 2k+ votes
1y
You could do a roll on silicone roof sealant. Here is a common one I've seen stocked. You'd probably need a couple buckets and a day's labor to do the work, but it should by you a few years and completely seal any leaks for now.
0 Reply
Susan Maneck
Investor · Jackson, MS · Member since 2014 · 1k+ posts · 769 votes
1y
Quote from @Joe S.:

Quote from @Malcomb Stapel:

@Joe S. can you give more details? Where is it leaking, roof composition, pitch, etc?

The roof is composition. It has a pitch, but not a very steep one. The property manager had someone go out and give an estimate for around 11k to replace the entire roof. Two different handyman have already went out there and supposedly fixed what they considered to be the cause of the leak in the past. I live out of the area so it’s harder for me to get my eyes on the exact situation.
First off, if you have have leaks that keep coming back, you need to replace it, especially in Mississippi. Take it from someone who has lived there for 20 years. But I think you can get a better estimate. I had four properties that suffered damage in Mississippi last year as a result of a huge storm. My four bedroom had a tree fall on it and required a new roof plus some rafters replaced. It cost me about 9K. I would think you could do a 2/1 for about 5K. Mind you, this is in the Jackson area.
2 Reply
Malcomb StapelPro Member
Investor · Topeka, KS · Member since 2020 · 669 posts · 488 votes
1y
Quote from @Scott Mac:

Hey Joe,
Flat roof leak detection can be hard because the leak may be some distance away from where the water intrusion shows up inside the home.
A wall that is on the face of the building higher than the roof and the roof comes up and rolls up the wall aways And is sealed there.
The front wall may be the source of your leak, With the water running back underneath the roof inside the rafters And making spots on the ceiling further away from the wall.

I believe he mentioned this is a pitched roof, so most likely composition shingle. However, your post is highly accurate on flat roofs. We recently had a flip where the membrane over the garage was leaking on the north edge, water migrated back about 15' before finding an opening in the decking and dropping through to an interior hallway. It was an easy way to net -$2500
1 Reply
Henry T.
Member since 2022 · 1k+ posts · 1k+ votes
1y
Quote from @Joe S.:

Quote from @Henry T.:

I just did a 2/1 900sf house. Going rate around here in Seattle would be about 7k. 11k is too much, I suggest you get a bunch more quotes. I could have easily paid for it, but I did it myself for the exercise. Two days work, then the third day I made a dump run. Nice weather. Had my blutooth spkr blasting. Fun! Shingles from Lowes was about $1200. I already had a bunch of nails.

Well, you and your buddies can load up and come on over for the exercise then. Lol.

Ha! Always some wise guy looking for a free ride :) We have one little requirement in these cases. Owner takes the point, goes first.
2 Reply
Joe S.Pro Member
OP
Investor · San Antonio · Member since 2020 · 3k+ posts · 3k+ votes
1y
Quote from @Henry T.:

Quote from @Joe S.:

Quote from @Henry T.:

I just did a 2/1 900sf house. Going rate around here in Seattle would be about 7k. 11k is too much, I suggest you get a bunch more quotes. I could have easily paid for it, but I did it myself for the exercise. Two days work, then the third day I made a dump run. Nice weather. Had my blutooth spkr blasting. Fun! Shingles from Lowes was about $1200. I already had a bunch of nails.

Well, you and your buddies can load up and come on over for the exercise then. Lol.

Ha! Always some wise guy looking for a free ride :) We have one little requirement in these cases. Owner takes the point, goes first.

I would get up there with y’all and I would bring my sons as well. i’m sure it would do us good. Lol.😂

I’m not a skilled handyman, but could be the worlds best helper if it benefits me. :-)

2 Reply
Susan Maneck
Investor · Jackson, MS · Member since 2014 · 1k+ posts · 769 votes
1y
Well, it sounds like you’re one of the members that has replaced more roofs than me. Lol.

Joe, I've replaced five roofs in Mississippi and the most expensive one was 10K and that house was over 2200 square feet. BTW, last I checked property managers in Mississippi are supposed to be real estate agents as well.
1 Reply
Joe S.Pro Member
OP
Investor · San Antonio · Member since 2020 · 3k+ posts · 3k+ votes
1y
Quote from @Susan Maneck:

Well, it sounds like you’re one of the members that has replaced more roofs than me. Lol.

Joe, I've replaced five roofs in Mississippi and the most expensive one was 10K and that house was over 2200 square feet. BTW, last I checked property managers in Mississippi are supposed to be real estate agents as well.

Yes, I’ve replaced a number in Mississippi as well. The property I’m looking at getting the roof fixed on now is in Kingsland Texas.
Our property manager in Mississippi doesn’t seem to have very good contractors lined up as far as roofs go for sure. Not really AC units either. They do a 10% markup so there’s really no incentive for them to get me good deals. 😢
0 Reply
Susan Maneck
Investor · Jackson, MS · Member since 2014 · 1k+ posts · 769 votes
1y
Okay, Texas is probably different. I thought your property was in Mississippi. My property manager's husband is a licensed in AC so that isn't much of a problem. He also does a lot of my handy man stuff. He finds the contractors for the bigger jobs. Sometimes I have to ask him to get a second or third bid. I'm guessing he probably gets a cut, but he's done as good as I was able to do on my own when I lived there. One thing I like about my property manager, though, is she doesn't nickel and dime me.
1 Reply

Join the conversationCreate a free account to reply, vote on answers and follow this thread.