A few lifted or missing shingles
Wind has lifted the sealant strip. A quick repair, as long as the shingles around them are still flexible.
Roofing · Roof repair
Roof repair in the Fraser Valley and Lower Mainland
Not every stain on the ceiling means a new roof. A cracked plumbing boot, a lifted ridge cap, flashing that pulled away from a chimney or a valley that holds debris can all be fixed for a few hundred dollars, and a good repair buys years. The trick is telling a repair from a roof that's at the end of its life, and for that you want a roofer on the roof, not a guess from the driveway.
- Small repairs about $300 to $600
- Leak repair about $400 to $1,500
- Chimney flashing about $400 to $1,800
- Partial re-roof about $2,000 to $6,000 or more
Warning signs
How serious is it?
Stain on the ceiling under a chimney or wall
Almost always flashing. Fixable, but the flashing should be replaced and stepped properly, not resealed.
Cracked plumbing vent boot
The rubber collar around a vent pipe has split. Cheap to replace and one of the most common leak sources.
Dripping during rain
Water is inside. Get it tarped or patched, then a permanent repair once the roof is dry.
Exposed nail heads or popped nails
Each one is a future drip. A small repair if caught early.
Soft deck underfoot
Rot in the plywood. A repair may still be possible if it's localised, but it needs opening up.
Options
The most common roof repairs
| Repair | What it involves | Good for |
|---|---|---|
| Flashing replacement | New step and counter flashing at walls and chimneys, new valley metal, set into the roofing rather than sealed over it. | Leaks at chimneys, walls, dormers and valleys. |
| Pipe boot and vent replacement | New rubber or metal boots on plumbing stacks, new box or turbine vents. | Cracked boots, rusted vents, drips below a vent pipe. |
| Shingle replacement | Individual or small areas of shingles replaced and resealed. | Wind damage, missing or torn shingles on a roof that's otherwise sound. |
| Deck repair | A section of roofing lifted, soft plywood replaced, roofing reinstated. | Localised rot from a long-running leak. |
| Skylight reflash or reseal | New flashing kit or seals around a skylight. | Leaks and staining around a skylight on a roof with years left. |
Local conditions
Where Lower Mainland roofs leak
Nine times out of ten the water is getting in at a joint, not through the field of the roof. Chimney and wall flashing that was sealed with caulking instead of properly stepped, plumbing vent boots whose rubber has split after 15 winters, skylight curbs, and valleys where two slopes meet and leaves pile up. On older cedar roofs, individual shakes split and slide. On low-slope sections, ponding water finds any seam.
A roofer who quotes a repair should tell you how long it will realistically hold. If the shingles are brittle, losing granules and curling, patching one spot often just moves the leak. In that case the honest answer is to budget for a replacement and do a temporary repair in the meantime.
What a good quote includes
- Where the water is actually getting in, and how they found it
- What gets replaced, not just sealed: boots, flashing, shingles, plywood
- Matching materials so the repair blends in
- Whether the rest of the roof is sound and how many years it has left
- A written warranty on the repair
- Photos before and after, since you can't see the roof yourself
Watch for: A quote that's all caulking and sealant. Sealant is a stopgap on a roof. Flashing and boots should be replaced, not smeared.
Costs
Typical roof repair prices
| Job | Typical range | What moves the price |
|---|---|---|
| Small repair (a few shingles, a boot, exposed nails) | $300 to $600 | Most roofers have a minimum charge in this range |
| Leak repair | $400 to $1,500 | Finding and fixing one leak at flashing, a boot or a small area |
| Chimney or wall flashing | $400 to $1,800 | New step and counter flashing, not resealing |
| Plumbing vent boot | $250 to $600 | One of the most common leak sources on 15-year-old roofs |
| Valley repair | $600 to $2,500 | New valley metal or membrane and surrounding shingles |
| Partial re-roof (one slope or section) | $2,000 to $6,000 or more | Depends on area, access and tying into the existing roof |
Budget ranges in CAD before GST, from prices published by Lower Mainland roofers in October 2026. Your quotes are based on a site visit.
Questions
Roof repair questions
Repair or replace?
If the roof is under 15 years old and the problem is a flashing, a boot or wind damage, repair. If shingles are curling, losing granules or brittle, repairs tend to move the leak rather than stop it, and the money is better put toward replacement.
Can a roofer find a leak if it's not raining?
Usually. The stain inside points to a general area, and a roofer on the roof can see failed sealant, cracked boots, lifted shingles and flashing gaps. Some use a hose test to confirm. Intermittent leaks that only show in wind-driven rain are the hardest to pin down.
Is there a minimum charge?
Most roofing companies have one, typically in the $300 to $600 range, because even a small repair means a crew, a ladder and a trip. Ask when you book.
Will the repair match the rest of the roof?
Roofers keep common shingles in stock and can order most current products, but a 15-year-old faded shingle won't match a new one exactly. The match improves as the new shingles weather.
Often done together
Guides
Roof repair by area
Metro Vancouver
- Vancouver →
- Surrey →
- Burnaby →
- North Vancouver →
- Coquitlam →
- Delta →
- Richmond →
- West Vancouver →
- White Rock →
- Port Coquitlam →
- New Westminster →
- Port Moody →
Fraser Valley
- Chilliwack →
- Abbotsford →
- Langley →
- Maple Ridge →
- Mission →
- Pitt Meadows →
- Hope →
- Agassiz →
- Harrison Hot Springs →
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