A compiled reference of 42 verified statistics on roofing in rental property, spanning what repairs cost by job type, by area, by roof shape and by material, what a full replacement costs against a repair, the winter and emergency premiums, how long each roofing and gutter material lasts, and how many US homes reported water coming in from outside. Every figure is drawn from a named public source, Angi for pricing, the National Association of Home Builders for lifespan and the US Census Bureau's American Housing Survey for exterior leak frequency, and independently checked against the original before publishing.
Key statistics
6 highlights from this report
Key statistics
Key takeaways
A roof is priced two ways at once. The repair is priced by the job, the season and the material, and the material also sets how many years you get before the next one. Asphalt costs $975 to repair and lasts about 20 years; slate costs $1,800 to repair and lasts over 50. Timing dominates the invoice more than in any other trade here: the same repair can double in winter, and an emergency call adds a surcharge on top. Behind all of it is the federal count of 11.8 million homes leaking from outside in a single year, roughly one in eleven.
Roof repair costs $1,173 on average, in a normal range of $395 to $1,966
Winter roof repairs can cost up to 100% more; a slow-season booking saves 10 to 15%
11.8 million US homes reported water leaking in from outside in 2023
Asphalt shingles last about 20 years; slate, copper and clay tile last over 50
Roof replacement costs $5,900 to $12,900 against $395 to $1,966 for a repair
Emergency roof repair adds $100 to $300 or more; slate repairs cost $1,800 against $400 for flat roofing
Repair cost against lifespan, by material
The material that is cheapest to repair is not the one that needs repairing least often. Repair cost per incident is from Angi (angi.com); life expectancy is from the National Association of Home Builders (nahb.org). Bars are proportional within each column.
Repair cost: Angi average repair cost by roofing material (2026). Life expectancy: NAHB study of life expectancy of home components; NAHB gives clay/concrete tile, slate and copper as over 50 years, asphalt about 20, wood shake about 30, and does not state a figure for flat single-ply or generic metal, shown as n/a.
How we built this report
Every figure below was compiled in August 2026 from named public sources and checked against the original document before publishing.
- Compiled from primary sources
A published contractor pricing guide, the home-building industry's component life-expectancy study read from the original document, and federal housing survey data.
- Only explicitly stated figures
We include only numbers a named source states directly, and attribute each one inline where it appears. Where we do arithmetic on top of a cited figure it is labelled as a worked example with the inputs shown. Where the lifespan study gives no figure for a material, the chart says so rather than borrowing one.
- Vintage stated
The pricing guide was updated August 2026; the housing survey is 2023; the NAHB life-expectancy study is the 2007 edition, still the reference most inspection and roofing bodies cite. Each is labelled.
- Independent review
Written by one co-founder, reviewed by the other before publishing.
Scope caveat: contractor cost figures are guide-level national ranges, not an audited survey, and vary by market, pitch, access and storm season. Federal survey data covers the whole US housing stock; short-term rentals are not separately identified. Interior water damage documentation and claims are covered in our water damage claims guide and are not repeated here.
Rental roofing, by the numbers
All 42 figures, grouped by theme, each from a named public source and independently verified against the original.
What roof repairs cost by job
According to Angi (angi.com), whose roof repair guide was updated in August 2026, roof repair costs $1,173 on average, in a normal range of $395 to $1,966 and a total range of $150 to $8,000. The everyday rental calls sit low: a vent repair is $75 to $250, flashing $200 to $500, a hole patch $100 to $1,000, and a roof leak $360 to $1,550. Storm and structural work is where it climbs: hail damage $700 to $4,000, soffit and fascia $600 to $6,000, a roof truss $500 to $5,000. Roofers charge $45 to $75 an hour, and an inspection, physical, drone or infrared, runs $75 to $600.
Statistic 1
Roof repair costs $1,173 on average, with a low of $150 and a high of $8,000.
Angi (2026)
Statistic 2
The normal US range for roof repair is $395 to $1,966.
Angi (2026)
Statistic 3
A roof leak costs $360 to $1,550 to repair; a skylight leak $300 to $800.
Angi (2026)
Statistic 4
Flashing repair costs $200 to $500; a vent repair $75 to $250; a ridge cap repair $200 to $750.
Angi (2026)
Statistic 5
Hole patching costs $100 to $1,000; ice dam removal $500 to $700.
Angi (2026)
Statistic 6
Hail damage repair costs $700 to $4,000; soffit and fascia repair $600 to $6,000; a roof truss $500 to $5,000.
Angi (2026)
Statistic 7
Sagging repair costs $1,500 to $1,700, as does eave repair.
Angi (2026)
Statistic 8
Roofing contractors charge $45 to $75 per hour.
Angi (2026)
Statistic 9
A roof inspection, physical, drone or infrared, costs $75 to $600.
Angi (2026)
Statistic 10
Gutter repair costs $240 to $480 on average.
Angi (2026)
Statistic 11
Building permits for major roof work average $70 to $250; most minor repairs need none.
Angi (2026)
Statistic 12
Junk removal for roofing debris starts at $60 where cleanup is not included in the estimate.
Angi (2026)
What this means: the leak that shows up as a ceiling stain in a guest bedroom is, on Angi's table, a $360 to $1,550 job. What makes it expensive is not the repair, it is discovering it late, in winter, or after the ceiling below has followed. Angi's own list of when to call, small ceiling stains and a musty attic, is a turnover-inspection checklist.
What repairs cost by size, shape and material
According to Angi (angi.com), roofers often quote by the square, 100 square feet: repairing 100 square feet runs $350 to $1,200, 200 square feet $700 to $2,400, 500 square feet $1,750 to $6,000, and 1,000 square feet $3,500 to $12,000. Shape moves the price too, from $300 to $1,200 for a simple gable up to $1,000 to $5,000 or more for a mansard and $1,200 to $6,000 or more for a butterfly. By material, flat, foam or single-ply is cheapest at $400 on average, then composite $450, wood shake $750, asphalt $975, tile $1,000, metal $1,700 and slate $1,800.
Statistic 13
Repairing 100 square feet of roof costs $350 to $1,200; 200 square feet $700 to $2,400.
Angi (2026)
Statistic 14
Repairing 500 square feet costs $1,750 to $6,000; 1,000 square feet $3,500 to $12,000.
Angi (2026)
Statistic 15
A roofing square is 10 by 10 feet, or 100 square feet, and is the unit many roofers quote by.
Angi (2026)
Statistic 16
By roof shape: gable $300 to $1,200, hip $500 to $2,000, flat $350 to $2,200, skillion $350 to $1,400, gambrel $700 to $2,800.
Angi (2026)
Statistic 17
Complex shapes cost more: mansard $1,000 to $5,000 or more, butterfly $1,200 to $6,000 or more, bonnet $1,000 to $4,000 or more, Dutch gable $800 to $3,000 or more, pyramid $900 to $3,200 or more.
Angi (2026)
Statistic 18
Roofs with multiple planes, custom designs, chimneys or skylights cost more to repair because of the added complexity.
Angi (2026)
Statistic 19
By material, average repair cost is $400 for flat, foam or single-ply, $450 composite, $750 wood shake, $975 asphalt shingles, $1,000 tile, $1,700 metal and $1,800 slate.
Angi (2026)
Statistic 20
Material-driven repair costs range from $400 to $1,800; metal and slate cost more to repair than asphalt, and flat roofing is often the easiest and most affordable.
Angi (2026)
Statistic 21
On an older roof a simple repair is more likely to become a complex one, because brittle shingles hide damage, and insurance may not cover it.
Angi (2026)
Worked example
Angi's per-square pricing scales almost linearly: $3.50 to $12 per square foot at every size in the table, per RapidEye Research (100 square feet at $350 to $1,200 is $3.50 to $12; 1,000 square feet at $3,500 to $12,000 is the same). A slate repair at $1,800 is 4.5 times a flat-roof repair at $400, but per NAHB the slate lasts more than 2.5 times as long as asphalt.
What this means: for a portfolio, the material line in a listing's records is the roofing budget. Asphalt is the cheap-to-repair, short-lived middle; slate and tile cost the most per incident and need the fewest incidents. The shape figures matter for one reason: a complex roof on a premium listing can double the repair quote before the roofer has found the leak.
Replacement, season and emergency
According to Angi (angi.com), roof replacement costs $5,900 to $12,900 against $395 to $1,966 for a repair, and Angi advises replacing only for extensive damage. Timing changes the repair price more than in most trades: winter work requires extra precautions and can raise the cost by up to 100 percent, while a fall or regional slow-season booking can save 10 to 15 percent. Emergency repair services add $100 to $300 or more, and in extreme weather the roof may need tarping until it is safe to work. Many homeowners also pay for a warranty on the work.
Statistic 22
Roof replacement costs $5,900 to $12,900.
Angi (2026)
Statistic 23
Because of the price gap between repair and replacement, a full replacement is advised only for extensive damage.
Angi (2026)
Statistic 24
Winter roof repairs can cost up to 100 percent more because of the additional precautions required.
Angi (2026)
Statistic 25
Booking a roofer in the fall or another regional slow period can save 10 to 15 percent.
Angi (2026)
Statistic 26
Emergency roof repair services may incur an additional fee of $100 to $300 or more.
Angi (2026)
Statistic 27
In extreme weather the roof may need to be tarped until it is safe for roofers to complete repairs, at additional cost.
Angi (2026)
Statistic 28
Signs a repair is needed include localized leaks, missing or lifted shingles, rusted flashing, sagging gutters, rotten fascia, small ceiling stains and a musty attic.
Angi (2026)
Worked example
Angi's $1,173 average repair, booked in a slow season at a 10 to 15 percent saving, is $997 to $1,056; the same repair in winter at up to 100 percent more is up to $2,346, and as a winter emergency up to $2,646, per RapidEye Research. The spread between the cheapest and most expensive way to buy the same repair is roughly 2.7 times.
What this means: roofing has the widest timing premium of any trade on this site, and it compounds: winter doubles the labor and an emergency adds a fee on top. The operational lever is the roof inspection at $75 to $600, ideally in the fall discount window, because a leak found before the season is a scheduled repair and a leak found by a guest in January is not.
How long roofs and gutters last
According to the National Association of Home Builders (nahb.org), in its study of the life expectancy of home components, slate, copper and clay or concrete tile roofs have the longest life expectancy, over 50 years. Asphalt shingle roofs last about 20 years, fiber cement shingles about 25, and wood shakes about 30, with the actual life depending on local weather, build quality, material quality and maintenance. Gutters follow the same pattern: copper gutters last more than 50 years and aluminum 20, and copper downspouts 100.
Statistic 29
Slate, copper and clay or concrete tile roofs have the longest life expectancy, over 50 years.
National Association of Home Builders, life expectancy of home components study
Statistic 30
Asphalt shingle roofs last about 20 years.
National Association of Home Builders
Statistic 31
Fiber cement shingle roofs last about 25 years; wood shake roofs about 30.
National Association of Home Builders
Statistic 32
A roof's life depends on local weather, proper building and design, material quality and adequate maintenance.
National Association of Home Builders
Statistic 33
Copper gutters last more than 50 years; aluminum gutters 20; copper downspouts 100.
National Association of Home Builders
Statistic 34
Roof and floor trusses and laminated strand lumber are expected to last a lifetime.
National Association of Home Builders
Worked example
Angi's $5,900 to $12,900 replacement over NAHB's 20-year asphalt life is $295 to $645 a year of roof; the same replacement over a 50-year slate or tile life is $118 to $258 a year, per RapidEye Research, before the fact that a slate replacement costs more than an asphalt one. Lifespan, not sticker price, is the number a portfolio should compare materials on.
What this means: the roof is the one component where the material choice at purchase sets the maintenance budget for two decades. On the national numbers most rentals sit on 20-year asphalt, which means a portfolio bought at a range of ages is a portfolio of staggered replacement dates. Knowing the install year of each roof is worth more than any repair quote.
How often water comes in from outside
According to the US Census Bureau (census.gov), reporting its 2023 American Housing Survey of 133.2 million occupied units, 11.8 million homes reported water leakage from outside the home, slightly more than the 11.2 million with an interior leak. In the same release, 4.9 million had a crumbling foundation or open exterior cracks or holes, 4.1 million had a broken window, and 3.9 million reported mold. According to the National Association of Home Builders (nahb.org), analysing the same survey, renters occupy 3.5 million of the 6.45 million inadequate US homes against 2.8 million owned, and water leaks are among the significant structural problems that count toward inadequacy.
Statistic 35
11.8 million US housing units reported water leakage from outside the home in 2023.
US Census Bureau, American Housing Survey (2023)
Statistic 36
11.2 million US housing units reported water leakage from inside the home in the same year.
US Census Bureau, American Housing Survey (2023)
Statistic 37
4.9 million US housing units had crumbling foundation or open exterior cracks or holes.
US Census Bureau, American Housing Survey (2023)
Statistic 38
4.1 million US housing units had a broken window; 3.9 million reported mold in the previous 12 months.
US Census Bureau, American Housing Survey (2023)
Statistic 39
The survey covers 133.2 million occupied housing units and collects more than 100 quality-related items.
US Census Bureau, American Housing Survey (2023)
Statistic 40
Water leaks are among the significant structural problems that count toward a home being classified inadequate.
National Association of Home Builders, analysing the 2023 American Housing Survey (2025)
Statistic 41
Renters occupy 3.5 million of the 6.45 million inadequate US homes; owners occupy 2.8 million.
National Association of Home Builders (2025)
Statistic 42
6.45 million US homes, about 5 percent of the stock, were classified as inadequate in 2023.
National Association of Home Builders (2025)
Worked example
11.8 million exterior leaks against 133.2 million occupied units is roughly one home in eleven in a single year, per RapidEye Research, and exterior leaks slightly outnumber interior ones. On a 50-unit portfolio at the national rate that is about four or five exterior leaks a year, each of which is, on Angi's table, a $360 to $1,550 repair if found early and something else if found in winter.
What this means: the roof is the exterior leak, and the exterior leak is at least as common as the interior one. The tenure skew that runs through our plumbing and HVAC research applies here too, and roofing has its own version: the person under the ceiling stain is not the person who calls the roofer, and the gap between them is where a $360 flashing repair becomes a $12,900 replacement.
Cite this study
Academic or press use: copy a ready-made reference. RapidEye is the publisher.
Quick FAQ
How much does roof repair cost?
Roof repair costs $1,173 on average, in a normal range of $395 to $1,966, with a low of $150 and a high of $8,000, according to Angi's 2026 cost guide. A roof leak runs $360 to $1,550, flashing $200 to $500, hole patching $100 to $1,000, hail damage $700 to $4,000 and soffit and fascia repair $600 to $6,000. Roofers charge $45 to $75 an hour.
How much does roof replacement cost compared to repair?
Roof replacement costs $5,900 to $12,900 against $395 to $1,966 for repair, according to Angi, which advises a full replacement only for extensive damage. By area, repairing 100 square feet runs $350 to $1,200 and 1,000 square feet $3,500 to $12,000.
How long does a roof last?
Asphalt shingle roofs last about 20 years, fiber cement about 25, wood shake about 30, and slate, copper and clay or concrete tile over 50 years, according to the National Association of Home Builders' study of home component life expectancy. Copper gutters last more than 50 years and aluminum gutters 20.
Does roof repair cost more in winter or as an emergency?
Winter repairs can cost up to 100 percent more because of the extra precautions roofers must take, according to Angi, while booking in the fall or a regional slow period can save 10 to 15 percent. Emergency repair services add $100 to $300 or more, and in extreme weather you may pay to have the roof tarped until it is safe to work.
How common are roof and exterior leaks?
11.8 million of the 133.2 million occupied US housing units reported water leakage from outside the home in 2023, according to the US Census Bureau's American Housing Survey, alongside 4.9 million with crumbling foundation or open exterior cracks and 4.1 million with a broken window. That is roughly one home in eleven with an exterior leak in a single year.
What does roof repair cost by material?
Flat, foam or single-ply roofing is cheapest to repair at $400 on average, then composite $450, wood shake $750, asphalt shingles $975, tile $1,000, metal $1,700 and slate $1,800, according to Angi. Metal and slate cost more to repair but last far longer: over 50 years for slate against about 20 for asphalt, per NAHB.
Data sources
Every figure on this page traces to one of these named public sources, each checked against the original document before publishing.
AngiRoof repair cost guide, by job, size, shape and material (2026)angi.com
National Association of Home BuildersStudy of life expectancy of home components, and 2023 housing inadequacy analysisnahb.org
US Census BureauAmerican Housing Survey, 2023 housing quality releasecensus.gov