What to do right now
- Move furniture and belongings away, and catch the drips in a bucket
- Keep clear of wet ceilings and light fixtures
- If water is near wiring, switch that circuit off at the panel if it's safe to do so
- Take photos of the stain and, from the ground, of the roof above it
- Don't climb onto the roof, especially when it's wet or icy
Call 911 if anyone is in danger. Online requests aren't monitored around the clock.
Common causes of roof leaks
Flashing at chimneys, walls and skylights
The metal flashing where the roof meets a brick chimney, a wall or a skylight is one of the most common leak points on older Royal Oak homes. Sealant dries out, and step flashing can lift or rust.
Cracked pipe boots
The rubber collars around plumbing vents crack in the sun and cold. It's a small part, often a quick repair, and a very common source of a drip over a bathroom or kitchen.
Valleys
Where two roof slopes meet, water concentrates. Worn or poorly lapped valleys leak in heavy rain and snowmelt.
Missing or damaged shingles
Wind lifts and tears shingles along ridges and edges, leaving the underlayment exposed to the next storm.
Ice dams
In winter, meltwater backs up behind ice at the eaves and runs under the shingles. See the ice dam guide.
Gutters and drip edge
Blocked gutters and missing drip edge let water run back under the roof edge and into the fascia.
Why the stain isn't always under the leak
Water gets in at one point, then runs along the decking, rafters or the top of the insulation before it shows on a ceiling. A stain in the middle of a room can start at a chimney or vent several feet away. That's why a leak has to be traced from the attic and the roof before it's fixed, rather than patched where the stain is.
How much does roof leak repair cost?
Roof leak repair cost depends on the cause and how far the water has spread. Published Metro Detroit pricing puts small, isolated repairs at a few hundred dollars and larger repairs at $1,500 to $2,000 or more. The roof repair price table sets out what each covers.
What usually pushes the price up:
- Rebuilding flashing around a brick chimney rather than resealing it
- Rotten decking under the leak that has to be replaced
- Steep or hard-to-reach roof sections
- Interior repairs, which are separate from the roof work
When a leak means it's time to replace
If the roof is old, leaks keep coming back in different places, or the shingles are worn all over, ask the roofer to price a replacement alongside the repair. The repair or replace guide explains what to weigh up.
Common questions
Can a roof leak be fixed without replacing the roof?
Often, yes. Many leaks come from one spot: a flashing joint, a cracked pipe boot or a few lifted shingles. If the rest of the roof is sound, a repair is usually the sensible choice.
Why does my roof only leak in heavy rain?
Wind-driven rain gets pushed sideways under shingles and past flashing that stays dry in a normal shower. Leaks that only show up in storms often point to flashing, valleys or roof edges.
Why does my roof leak in winter when it isn't raining?
Usually ice dams: meltwater backs up behind a ridge of ice at the eaves and runs under the shingles. Frost melting in a poorly ventilated attic can look like a leak too. See the ice dam guide.
Is a leaking roof covered by homeowners insurance?
It depends on your policy and the cause. Sudden damage, such as a storm, is treated differently from wear and tear. Check your policy, and say in your request if it's an insurance claim. Not every roofer takes insurance work.
Will new shingles match my roof?
Not always exactly. Shingles fade and styles get discontinued, so a repair can look slightly different. Ask how close a match the roofer can get before the work is done.
