Fix Roof leak or replace the roof?

Real Estate Agent · Sandwich, MA · Member since 2014 · 974 posts · 636 votes

Originally posted by @Glenn Mcgrath:

Hello,

Tenant informed me that the ceiling is dripping water. Turned out It required a torrential rain for me to discover that there is a leak in my rental somewhere perhaps in the roof . I am newbie and have had some really bad experiences with some predatory contractors in the past. I am finding this very stressful since this is my first time dealing with the situation and would like to carefully navigate through this phase, I hope its not as bad as I think. I will really appreciate if someone can give me some useful pointers on how to go about addressing the issue. I have few questions to begin with.

1)Should I directly reach out a roofer immediately? or

2)Bring in local contractor or handyman to identify leak?

3)should I crawl the attic and/or rip off the ceiling and try to discover a leak myself?

4)should I fix the leak or replace the 15 year old roof?

5)should I file an insurance claim?

I was actually planning to sell this home this summer

If reaching out a roofer what are some questions I need to ask to properly vet the roofing contactor any direction here is much appreciated.

Thanks

If the roof is only 15 years old, there should still be some life left in it. Check the exterior to see if there are any shingles that have been ripped off or are displaced. Check inside the attic to see if you can identify where the leak is coming in from. Do you have a hot water heater or A/C condenser in the attic? If so, check that.

Since you're planning on selling it, fixing it will likely be the better option. Sometimes in driving rains, the rain can get worked up underneath the shingles that doesn't happen in a standard rain.

2 Reply

Jai Reddy

Edmond, OK · Member since 2012 · 456 posts · 270 votes

5y

@Glenn Mcgrath

I would have an experienced roofer, who would actually get on top of it, to identify the source area of the leak, and sometimes, it is fixable depending on the location (reflash vent pipes, etc).

I wouldn’t have a Handyman try anything on the roof. They may not use the right materials to fix a leak (and he may not be safe getting on top of the roof).

2 Reply

Bjorn AhlbladPro Member

Investor · Shelton, WA · Member since 2017 · 6k+ posts · 6k+ votes

5y

Get more than one quote roofs have the most variance in my expertince. One rooger quote me 36k for a torch down flat roof.
Next roofer said roof is ok. Improper flange he fixed the leak for a few hundred dollars. Still works fine!

1 Reply

John UnderwoodPro Member

Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes

5y

Fix it. It is likely a popped nail. Cracked pipe boot or leaking flashing.

3 Reply

Glenn Mcgrath

OP

New to Real Estate · Baton Rouge · Member since 2021 · 12 posts · 1 vote

5y

Originally posted by @John Underwood:

Fix it. It is likely a popped nail. Cracked pipe boot or leaking flashing.

Will I need a roofer to fix something as simple as this or its a DIY project?

0 Reply

Glenn Mcgrath

OP

New to Real Estate · Baton Rouge · Member since 2021 · 12 posts · 1 vote

5y

Originally posted by @Mason Hickman:

Originally posted by @Glenn Mcgrath:

Hello,

Tenant informed me that the ceiling is dripping water. Turned out It required a torrential rain for me to discover that there is a leak in my rental somewhere perhaps in the roof . I am newbie and have had some really bad experiences with some predatory contractors in the past. I am finding this very stressful since this is my first time dealing with the situation and would like to carefully navigate through this phase, I hope its not as bad as I think. I will really appreciate if someone can give me some useful pointers on how to go about addressing the issue. I have few questions to begin with.

1)Should I directly reach out a roofer immediately? or

2)Bring in local contractor or handyman to identify leak?

3)should I crawl the attic and/or rip off the ceiling and try to discover a leak myself?

4)should I fix the leak or replace the 15 year old roof?

5)should I file an insurance claim?

I was actually planning to sell this home this summer

If reaching out a roofer what are some questions I need to ask to properly vet the roofing contactor any direction here is much appreciated.

Thanks

If the roof is only 15 years old, there should still be some life left in it. Check the exterior to see if there are any shingles that have been ripped off or are displaced. Check inside the attic to see if you can identify where the leak is coming in from. Do you have a hot water heater or A/C condenser in the attic? If so, check that.

Since you're planning on selling it, fixing it will likely be the better option. Sometimes in driving rains, the rain can get worked up underneath the shingles that doesn't happen in a standard rain.

Thanks Mason. Fortunately its not a flat roof , I hope it will be an easy fix.

0 Reply

Account Closed

Member since 2020 · 984 posts · 1k+ votes

5y

I am super cheap when it comes to installing a new roof. I install a roof only after there is no way it can be patched. When you call a contractor for an estimate you have to realize that you are dealing with salesmen. What salesman want to have the lowest annual sales for his company?

Whether you call a handyman or a roofing contractor depends on the type of roof, height and the problem. When I have a single-story house I call a handyman. When I have a high-pitched time (not composition shingle) roof 36+ feet above the ground I call a roofing contractor before I take a chance sending an amateur up that high.

Roof leaks can sometimes be difficult to find. I have a roofing license and always go inside the attic when there is an attic to try to find the leak and to determine whether or not there are more leaks in other areas that have not yet been noticed in the living portions of the house.

2 Reply

John UnderwoodPro Member

Investor · Greer, SC · Member since 2014 · 13k+ posts · 17k+ votes

5y

Originally posted by @Glenn Mcgrath:

Originally posted by @John Underwood:

Fix it. It is likely a popped nail. Cracked pipe boot or leaking flashing.

Will I need a roofer to fix something as simple as this or its a DIY project?

I use my handyman for this type of repair. Someone needs to identify the leak and see what skillet is needed to repair it.

I think if you call a roofer they are likely to try and sell you a new roof.

1 Reply

Victor S.

WorldWide · Member since 2016 · 1k+ posts · 1k+ votes

5y

get a couple of helpers. one inside the house to identify the leaking spot (unless you want to poke thru the ceiling with something sharp that won't cause a huge hole), and one on the roof to id the spot. giving you any further advice, is like operating in a room with no lights.

1 Reply

Scott M.

Real Estate Broker · Rochester Hills, MI · Member since 2009 · 2k+ posts · 2k+ votes

5y

You did answer your own question "should I fix the the leak or replace the roof" in your 2nd line "there is a leak in my rental somewhere, perhaps in the roof".

If you are not sure where the leak is coming from then no, you should not replace the roof. You need to find/identify the leak and then fix it. How does the roof look? Singles curling? All patchy? If there are no other signs of roof issues then no need to replace it, but you need to find the source of the leak and address that.

If you are not positive it is coming from the roof, not sure you need a roofer to start. What is above the room where the leak happened? Pipes perhaps? Need a plumber? Maybe it is coming in from a window and traveling over. Water if funny that way.

Good to get a handyman helper and try to figure out the source before you jump to conclusions.

2 Reply

Daniel SmythPro Member

Rental Property Investor · Rockford, IL · Member since 2019 · 471 posts · 342 votes

5y

@Glenn Mcgrath

15 year roof?

File a claim if you can and replace the roof.

Materials are going to be more costly later.

When your roof was last installed, the codes were different and Materials were cheaper.

Consider your budget, but consider opting for a bit better roof than the cheapest.

The roof is covering your investment.

Best roof in my opinion is metal.

Next step down, are the better made shingles of fiberglass.

If you are in an HOA, read your rules and be sure before you buy product.

I will do my best on your roof.

However, the materials are what they are.

I would rather install a roof on your home that lasts my lifetime. But, you are free to pay again and again if you wish.

By the way, I am not looking to roof your house

Just writing as an example....

Fix the roof if the time is not right for you to replace it, but understand that any repair you have done, is temporary.

[email protected]

0 Reply

Jamie Derasmo

Real Estate Agent · RI · Member since 2020 · 73 posts · 86 votes

5y

Roofs are vital to the overall health of your investment. Putting a new roof on will certainly increase resale value, if that’s what you’re worried about. However, a fix is an option but it is temporary as patch jobs are not as weather tight as a whole new roof. Without wasting your tenants time, request a time to go inspect the attic and see if there is anything you can visibly see. This is so you can have some awareness of what a contractor/roofer tells you without feeling like they’re taking advantage. I would personally bring in a roofer not a contractor since you don’t have an established relationship with any reputable ones. Reach out to investors in your area and see if they recommend anyone. In the meantime, if there is staining on the ceiling, mark the current stain with a pencil to see if it keeps getting bigger. You’ll have to paint with a great quality paint so the stain doesn’t come back through once you’ve gotten the leak taken care of.

0 Reply

Account Closed

Member since 2020 · 984 posts · 1k+ votes

5y

Originally posted by @Jamie Derasmo:

Roofs are vital to the overall health of your investment. Putting a new roof on will certainly increase resale value, if that’s what you’re worried about. However, a fix is an option but it is temporary as patch jobs are not as weather tight as a whole new roof. Without wasting your tenants time, request a time to go inspect the attic and see if there is anything you can visibly see. This is so you can have some awareness of what a contractor/roofer tells you without feeling like they’re taking advantage. I would personally bring in a roofer not a contractor since you don’t have an established relationship with any reputable ones. Reach out to investors in your area and see if they recommend anyone. In the meantime, if there is staining on the ceiling, mark the current stain with a pencil to see if it keeps getting bigger. You’ll have to paint with a great quality paint so the stain doesn’t come back through once you’ve gotten the leak taken care of.

As stated in my previous post, I am super cheap when it comes to installing a new roof. Since a new roof has a life expectancy of 30 to 40 years I prefer to postpone installing the new roof for as long as possible. Suppose, you can repair your roof a few times and get 15 to 20 more years out of it. Then, you saved a ton of money when you stretch another 15 to 20 years our of your existing roof.

One of the main reasons I was able to make millions of dollars in the real estate business is because of the way I don't waste money. First, let me make it clear that I love the way I live and so does my wife and two children. We live in a commercial building with concrete floors. We don't have one piece of furniture with the exception of office furniture and beds, but no headboards, no dressers and no couches.

I am 71-years old and never purchased a new vehicle with the exception of a new Mercedes SUV I purchased my wife about 7 years ago and the vehicle does not have 2,000 miles on it because my wife loves a 2003 Ford cargo van she drives every day because she put 3 custom-made dog beds in the van and doesn't have to worry about her dogs messing up her Mercedes. I drive a 2000 beat up Volkswagen bug that 3 relative droves before I ended up with the car and if you saw how beat up the inside and outside is you will laugh. I will drive the bug until it drops dead to save very penny I can.

I am not cheap even though I say I am. I just hate wasting money and it seldom makes sense to install a new roof when you can get more years out of it and then spend your money more-wisely to purchase more real estate.

0 Reply

Glenn Mcgrath

OP

New to Real Estate · Baton Rouge · Member since 2021 · 12 posts · 1 vote

5y

Originally posted by @John Underwood:

Fix it. It is likely a popped nail. Cracked pipe boot or leaking flashing.

You were spot on John, Thank you!.

I called a local contractor today who specializes in roofing as well and he indicated Cracked pipe boot. The attic was too narrow for me to navigate around with so many other things around that I could not dare to inspect and validate the issue myself. Fortunately, I could sense that attic wasn't all wet phew!

From what I could see there was a small localized area in the ceiling about the size of palm where the leak was observed almost right beneath the pipe where the slow dripping was observed.

One of the challenges I noticed with other people in some message boards in a similar situation is that, the roofer applies a fix and confidently tells his clients that the issue has been fixed only to see the leak coming back again looks like there is absolutely no way to determine whether a leak has been fixed or not.

I am considering an alternative idea can someone please let me know if its a good idea or bad idea?

So, the idea is once the leak is fixed , I will pay the contractor only 50% and I will have him partially rip open the ceiling for up to 10 days or until the next heavy downpour, if a leak exists its will be very easy to catch early and if there is no leak I will pay the remaining 50% to contractor once he fully closes the ceiling, bad idea? appreciate your inputs.

Thanks

1 Reply

Gail K.

Augusta, GA · Member since 2014 · 1k+ posts · 1k+ votes

5y

Ripping open the ceiling? That's a bit of an overkill.

Your contractor "specializes" in roofs. Believe what he told you. If he wanted to sell you a roof he would have tried. He found a cracked pipe boot (not unusual) and the leak just happened to be right under this area. There are products that can go over the current boot and be secured to the roof to solve the issue.

We had the same thing happen in one of our rentals. An annoying leak in the corner of a bathroom. Checked out shingles (no problem and the leak continued during heavy rains). The pipe boot was the culprit and the crack was very difficult to see. Once repaired (I think the guy charged us $75 to find it and repair it) no problems and that's been a fair number of years down the line.

Sometimes finding the source of the problem is the issue. If you have multiple leaks the roof may need to be replaced. One leak is often a popped nail, or a shingle either loosened or blown off in a windy storm or perhaps a leak around a chimney where the sealant has cracked a bit...or the cracked boot.

1 Reply

Genny Li

Baltimore, MD · Member since 2018 · 432 posts · 281 votes

5y

Get your butt up there and find the leak. Relying on roofing contractors to do it is a good way to get taken to the cleaners.

1 Reply

Glenn Mcgrath

OP

New to Real Estate · Baton Rouge · Member since 2021 · 12 posts · 1 vote

5y

Originally posted by @Gail K.:

Ripping open the ceiling? That's a bit of an overkill.

Your contractor "specializes" in roofs. Believe what he told you. If he wanted to sell you a roof he would have tried. He found a cracked pipe boot (not unusual) and the leak just happened to be right under this area. There are products that can go over the current boot and be secured to the roof to solve the issue.

We had the same thing happen in one of our rentals. An annoying leak in the corner of a bathroom. Checked out shingles (no problem and the leak continued during heavy rains). The pipe boot was the culprit and the crack was very difficult to see. Once repaired (I think the guy charged us $75 to find it and repair it) no problems and that's been a fair number of years down the line.

Sometimes finding the source of the problem is the issue. If you have multiple leaks the roof may need to be replaced. One leak is often a popped nail, or a shingle either loosened or blown off in a windy storm or perhaps a leak around a chimney where the sealant has cracked a bit...or the cracked boot.

=========================================================================================================

Good Point! and I am seeing just one leak. In general can we trust contractors to fix cracked pipe boot or cracked chimney? Tomorrow when he goes over the roof should I ask him to clean the gutters as well? Any other things I can have him check when he goes on to the roof top?

Most contractors I have worked with so far do only what they are told without acting out of situational awareness and most clients are not cognizant enough of all the aspects and from my experience what one doesn't know hurts really bad more specifically in real estate.

one last question I had, what specific products are used to fix these kind of cracks are there any specific brands that I can look? Thanks!

0 Reply

Glenn Mcgrath

OP

New to Real Estate · Baton Rouge · Member since 2021 · 12 posts · 1 vote

5y

Originally posted by @Genny Li:

Get your butt up there and find the leak. Relying on roofing contractors to do it is a good way to get taken to the cleaners.

No way I can get it there, started my keto diet and intermittent fasting only last week. I guess I will have to have him take pictures of the cracked boot (LOL....) before and after the fix just to ensure some level of validation.

0 Reply

Genny Li

Baltimore, MD · Member since 2018 · 432 posts · 281 votes

5y

Originally posted by @Glenn Mcgrath:

Originally posted by @Genny Li:

Get your butt up there and find the leak. Relying on roofing contractors to do it is a good way to get taken to the cleaners.

No way I can get it there, started my keto diet and intermittent fasting only last week. I guess I will have to have him take pictures of the cracked boot (LOL....) before and after the fix just to ensure some level of validation.

I sealed the flashing on my chimney 7 months pregnant with kid #2. I believe in you! :)

3 Reply

Victor S.

WorldWide · Member since 2016 · 1k+ posts · 1k+ votes

5y

do you really want to be paying a roofing contractor to clean your gutters? like our resident say: "c'mon, man!"...

if your stained ceiling is right below this pipe, then it's almost a guarantee the crack is your leak. you'll be surprised how much water a tiny crack/hole lets thru during heavy rains.

0 Reply

Glenn Mcgrath

OP

New to Real Estate · Baton Rouge · Member since 2021 · 12 posts · 1 vote

5y

Originally posted by @Genny Li:

Originally posted by @Glenn Mcgrath:

Originally posted by @Genny Li:

Get your butt up there and find the leak. Relying on roofing contractors to do it is a good way to get taken to the cleaners.

No way I can get it there, started my keto diet and intermittent fasting only last week. I guess I will have to have him take pictures of the cracked boot (LOL....) before and after the fix just to ensure some level of validation.

I sealed the flashing on my chimney 7 months pregnant with kid #2. I believe in you! :)

Thanks Ginny this is very inspiring to me. The problem with my attic there is no furnished ladder, the contractor got one with him and I managed to get into the attic, I felt somewhat offbalance and nervous as the ladder was wobbly, I guess I will get used to if I frequent my visits. Any thoughts on who can install an attic ladder so anyone can comfortable get into the attic? Do bigstores such as Lowes install it?

0 Reply

Glenn Mcgrath

OP

New to Real Estate · Baton Rouge · Member since 2021 · 12 posts · 1 vote

5y

Originally posted by @Victor S.:

do you really want to be paying a roofing contractor to clean your gutters? like our resident say: "c'mon, man!"...

if your stained ceiling is right below this pipe, then it's almost a guarantee the crack is your leak. you'll be surprised how much water a tiny crack/hole lets thru during heavy rains.

It's on the 4th floor don't think gutter cleaning is a DIY project for a noob investor, please let me know if you have any other ideas.

0 Reply

Victor S.

WorldWide · Member since 2016 · 1k+ posts · 1k+ votes

5y

Originally posted by @Glenn Mcgrath:

Originally posted by @Victor S.:

do you really want to be paying a roofing contractor to clean your gutters? like our resident say: "c'mon, man!"...

if your stained ceiling is right below this pipe, then it's almost a guarantee the crack is your leak. you'll be surprised how much water a tiny crack/hole lets thru during heavy rains.

It's on the 4th floor don't think gutter cleaning is a DIY project for a noob investor, please let me know if you have any other ideas.

sorry, my crystal ball is not that good. i still stand by my recommendation of finding someone who does it (much) cheaper than a roofing contractor.

0 Reply

Genny Li

Baltimore, MD · Member since 2018 · 432 posts · 281 votes

5y

Originally posted by @Glenn Mcgrath:

Originally posted by @Genny Li:

Originally posted by @Glenn Mcgrath:

Originally posted by @Genny Li:

Get your butt up there and find the leak. Relying on roofing contractors to do it is a good way to get taken to the cleaners.

No way I can get it there, started my keto diet and intermittent fasting only last week. I guess I will have to have him take pictures of the cracked boot (LOL....) before and after the fix just to ensure some level of validation.

I sealed the flashing on my chimney 7 months pregnant with kid #2. I believe in you! :)

Thanks Ginny this is very inspiring to me. The problem with my attic there is no furnished ladder, the contractor got one with him and I managed to get into the attic, I felt somewhat offbalance and nervous as the ladder was wobbly, I guess I will get used to if I frequent my visits. Any thoughts on who can install an attic ladder so anyone can comfortable get into the attic? Do bigstores such as Lowes install it?

I just would bring a ladder I strapped onto my car. My first destination would be the roof, though, not the attic. Just a regular extension ladder. I would not do it if you're over 300lbs. No shame--its just that your center of weight would be too far back from vertical. Pregnant, I climbed the ladder almost sideways. :)

0 Reply

Genny Li

Baltimore, MD · Member since 2018 · 432 posts · 281 votes

5y

Originally posted by @Glenn Mcgrath:

Originally posted by @Victor S.:

do you really want to be paying a roofing contractor to clean your gutters? like our resident say: "c'mon, man!"...

if your stained ceiling is right below this pipe, then it's almost a guarantee the crack is your leak. you'll be surprised how much water a tiny crack/hole lets thru during heavy rains.

It's on the 4th floor don't think gutter cleaning is a DIY project for a noob investor, please let me know if you have any other ideas.

4 stories does make it much harder. No deck elevated to stand on to work from?

0 Reply

Fix Roof leak or replace the roof?

Fix Roof leak or replace the roof?

Most Popular Reply

27 Replies