roofing tune-up ultimate guide

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Roofing tune up

What is a Roofing Tune-Up?

A roofing tune-up is a process in which a professional roofing contractor is hired to inspect the roof in great detail,  beyond that of a basic inspection, to suggest and provide repairs as well as preventative maintenance with the intention to prolong the life of the roof. 

With a roofing tune-up, roofing contractors are able to provide a more intensive inspection of all components which affect the overall condition of the roof. Ideally, the roofing contractor providing the roofing tune-up will be able to locate and assess minor roof issues, which in time could become serious damage if not corrected in a timely manner. 

In some cases, the roofing tune-up is accompanied by a one year certification of the roof, provided by the roofing contractor. Individuals interested in selling their home might find this type of roofing tune-up optimal. If this is the type of roofing tune-up you are looking for, be sure to ask your roofing contractor what is included in their roofing tune-up. You can find a list of what is included in our roofing tune-up here.

In general, roofing tune-ups involve addressing more possible roof issues than a basic roof inspection or preventative maintenance. For more information on the differences between a roof inspection, a roofing tune-up and roof repair, click here to go directly to that section of the guide.

Roofing Tune-Up cost

The cost of a roofing tune-up is dependent on many variables, such as, the location of the property, the size and square footage of the property, the type of shingles used, any add-on services that are accompanied by the roofing tune-up and many other factors. 

A roofing tune-up can cost anywhere from $150 to $4000. In Maryland, where we are located, we’ve seen prices from $147 to $2900. Some roofing contractors are vastly cheaper than others and provide significantly less value and expertise. Ideally, you want to hire a roofing contractor to provide a roofing tune-up that checks all the boxes and fits your budget. 

Some roofing companies will not quote the homeowner a price of the roofing tune-up until they are on location and the roof has been inspected. This approach might be more beneficial to the roofing contractor and not necessarily for the benefit of the homeowner. 

We like to be as transparent as possible with our clients about our roofing tune-up cost. This is why our roofing tune-up prices for both townhouses and single family homes are always listed on our website along with what is included and what you can expect. See roofing tune-up prices and packages here.

Why get a roofing tune-up

There are various reasons why a homeowner might hire a roofing contractor for a roofing tune-up. The most common situation is when the homeowner is in the process of selling the property. Getting a roofing tune-up for a property you are selling provides the home buyer with the assurance of a home inspection and the repair of any minor issues that could result in major problems if unattended to. This is also useful for individuals buying a property and want to make the roof appear more updated, clean and attractive. 

The main reason we see for the request of a roofing tune-up is to ensure the longevity of your entire roofing system and make it appear more aesthetically pleasing. Quarterly roofing tune-ups will keep your roof looking brand new and will likely keep future repairs to a minimum. 

Some homeowners have more immediate reasons for requesting a roofing tune-up, such as, shingle blow-offs or small water leaks coming into the house from roof damage. We recommend a semi-annual roofing tune-up to keep your roof leak-free and strong especially in the months of harsh weather. 

What's included in a roofing tune-up

Every roofing contractor is different and provides different incentives and add-ons to their roofing tune-up as a service. Some contractors include drone inspections and infrared image capture to inspect the areas of your roof that might be getting too much sun and increasing your utility bill in the process. Some contractors add multiple-year certifications to ensure the safety and maintenance of the roof.

In general, a roofing tune-up includes the clearing of debris from the roof and gutters, sealing cracked mortar and damaged caulking on the joints, chimney and roof seams as well as checking for signs of fungus and algae growth on the roof. If needed, the roofing contractor will replace damaged or lost shingles.

 

Ernesto Placidon

We believe that all basic professional roofing tune-ups should involve the clearing of debris, the sealing of all roof seams, lost or damaged shingle replacement and installation, a one year guarantee and a comprehensive list of all repairs, maintenance and recommendations.

Ernesto Placidon

CEO , empire home remodeling

We believe that all basic professional roofing tune-ups should involve the clearing of debris, the sealing of all roof seams, lost or damaged shingle replacement and installation, a one year guarantee and a comprehensive list of all repairs, maintenance and recommendations.

When searching for a roofing contractor to hire for a roofing tune-up, be sure that you are at least receiving the service we recommend above. 

Feel free to check out and compare the work and add-ons included in our roofing tune-up packages below.

Townhouse
Roofing Tune-Up Package

with Asphalt Shingles
$ 900 Total Cost
  • Full Roof Inspection (finding the leak or potential problematic areas)
  • Using the following repairs to stop the leak
  • Repair and re-seal all pipe collars w/ (No-Leak Rain Collar)
  • Re-flash chimney with new step flashing and roofing cement (If Needed)
  • If not needed, we will repaint and reseal with black or brown exterior paint
  • Repair and replacement of flashing or shingles where home’s meet (If Needed)
  • Replace damaged or loose shingles & Ridge Caps & Nail-Pops
  • Replacement of Apron or Counter Flashing (If Needed)
  • If not needed, we will re-seal and paint flashing in black or brown exterior paint
Popular

Single Family Home
Roofing Tune-Up Package

with Asphalt Shingles
$ 1400
00
Total Cost
  • Full Roof Inspection (finding leaks or potential problematic areas)
  • Using the following repairs to prevent leaks
  • Repair and Re-seal all pipe collars w/ (No-Leak Rain Collar)
  • Re-flash chimney with new step flashing and roofing cement (If Needed)
  • If not needed, we will repaint and reseal with black or brown exterior paint
  • Repair or replacement of damaged aluminum flashing (If Needed)
  • Replace damaged or loose shingles & Ridge Caps
  • Patch problematic areas & ReNail Nail-Pops (If Needed)
  • Replacement of Apron or Counter Flashing (If Needed)
  • If not needed, we will re-seal and paint flashing in black or brown exterior paint.
Best Value

in-depth look at a roofing tune-up

Now that we’ve gone over some of the basics of a roofing tune-up, let’s take a more in-depth look at what should and can be included in a roofing tune-up. 

We will continue to add to this list to ensure our Roofing Tune-Up Ultimate Guide is the most comprehensive and up to date roofing tune-up guide on the internet. [Last Updated August 28 2020]

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clearing debris from roof

One of the main services associated with a roofing tune-up is the clearing of debris from the roof. It may sound simple, but clearing the debris from the surface of your roof, ridge vent, gutters and trim can go a long way in preventing future leaks and damage. You should expect a clean, aesthetically pleasing roof surface, from ridge board to jack rafter, after all the work from the roof tune-up is complete.

Clearing debris from the roof surface during a roofing tune-up is essential to the detail of the roof inspection provided by the roofing contractor. If the roof is not free of debris the roofing contractor can not inspect the integrity of the shingles, underlay, decking and seams. 

Having a build-up of debris on your roof can drastically increase the risk of moisture collection and roof leaks. Clearing roof debris during a roofing tune-up will lower the risk of roof damage. An excess of debris on your roof can prevent rainwater from flowing to your gutters where it is then transported away from your home and off of the roof. A collection of debris, such as, leaves, moss, algae or even other more solid debris on the roof can block the roof vents and damage other components of the roof.

A professional roofing contractor should be able to spot and assess mold growth and damage during a roofing tune-up. Mold should be removed immediately to prevent it from spreading further into the roof system, which can lead to expensive repair in addition to health risks for the people occupying the property.

In some cases, heavy or solid debris can cause scratches, dents and other more serious structural damage to the integrity of your roof.

This is where a roofing tune-up goes beyond the surface inspection or isolated roof repair and provides a more complete option for homeowners with inspection, suggestion, repair and maintenance. During a roofing tune-up, a professional roofing contractor will remove debris on the roof to ensure a clean and clear surface.

an in depth roof inspection

After any and all debris has been removed from the roof surface, the roofing contractor is able to begin the detailed process of roof inspection. For some homeowners, the detailed roof inspection that a roofing tune-up provides is most important and the reason for their choice in getting a roofing tune-up instead of a more basic roof inspection. 

This step in the process of a roofing tune-up involves having the professional roofing contractor inspect your roof in great detail. This should be the type of inspection that goes beyond the general check-up of regular home roof inspection. With a roofing tune-up, the roofing contractor will provide a more intense inspection of all components which affect the condition and integrity of the roof. 

This inspection allows the roofing contractor to uncover and assess minor roof issues which could become costly and serious problems if they are not promptly repaired. 

In general, the inspection associated with a roofing tune-up should be accompanied by a list of all work, suggestions, maintenance and repairs performed by the roofing contractor.

Sealing the roof seams and pipe collars

Through the process of clearing all roof debris and initiating a detailed roof inspection, the roofing contractor will diagnose, seal and repair any cracked or damaged roof seams and pipe collars. 

The roof seams exist to help prevent water from seeping into the unprotected structural components of your roof like the underlay and roof decking. When the roof seams have issues, such as, gaps, cracks or damage, it is very easy for water to get in and penetrate the roof decking and put your home at serious risk of damage and necessary repair. Sealing the roof seams and pipe collars is the number one way to prevent roof leaks from developing over time.

This service is a non-negotiable when it come to a roofing tune-up. If the sealing of roof seams and pipe collars does not come standard in a roofing tune-up, it’s not a roofing tune-up. 

Lost or Damaged shingle replacement

By this point in the process of the roofing tune-up, the roofing contractor should be able to diagnose the condition of your shingles. Harsh weather conditions, such as, storms, heavy rainfall, snow and high wind speeds can cause your roof shingles and sometimes underlayment to become loose or damaged. In extreme cases, roof shingles can be blown off of the roof and lost. 

Over time, even the most expensive and durable roof shingles can deteriorate from general wear and tear which can also cause them to become loose and fall off. Roofing tune-ups typically include replacing loose and  missing shingles up to a certain amount.

roofing guarantee for 1+ years

Not all roofing contractors will guarantee their work for up to and even over a year. To us, these guarantees give homeowners the assurance they are working with a professional roofing contractor that stands behind their work and has a vested interest in customer satisfaction.

After all, your home is your greatest asset. We believe that a one plus year guarantee of service of a roofing tune-up is essential to any roofing tune-up, wherever you live. Your roof protects your home and your home protects the people and belongings inside it. 

Since the situation may arise where you require service for your roof before then end of the roofing contractor’s guarantee, you should always keep your certification and any receipts you received from the previous roofing tune-up. This not only keeps the roofing contractor accountable to their work but also may host important information about the condition of the roof prior to the roofing tune-up that may have caused an issue again. 

We always offer our customers a 365 day No-Leak Guarantee, no matter the type of roof. The big difference in our roofing tune-ups is that if your roof is unable to be “repaired” or needs to be fully replaced after a roofing tune-up contract is signed, the contract will be voided at no cost to the homeowner. We care about our service and that’s what makes us great at what we do. When shopping for a roofing tune-up, be sure to select a roofing contractor will this type of guarantee.

when to get a roofing tune-up

Ideally, a roofing contractor would be hired to complete a roofing tune up once every three years or once a year at most. A regularly maintenance roof, like any property you own, will extend the life and value of your roof.  

All residential roofs should be built to withstand severe weather conditions, but sometimes nature can be more fierce than expected. Many times even the best designed roofs can experience damage from major storms due to falling tree branches, high winds, and heavy rain. Even roofs built to last for decades can get degraded by flying debris and moisture. It’s crucial for the roofing specialist to look for loose, worn, torn or curled shingles and make sure water isn’t seeping through the roof.

Usually, the worst damage comes extreme weather conditions, which is why a good time for a roof tune-up is after such a storm to make sure your roof remains in top shape. The more a roofing specialist can identify and fix even small problems early the more you can protect the durability of the roof.