Roof repair in Horsham and Montgomery County

Where a leak usually starts (it's rarely where the stain is)

Water runs downhill along the roof deck and the rafters before it shows up on your ceiling, so the stain is often a few feet below the real problem. On the houses we see around Horsham, the source is almost always one of a handful of spots:

• Vent pipe boots. The rubber collar around plumbing vents dries out and cracks after 10 to 15 years. Cheap fix, very common leak.
• Chimney and wall flashing. The metal that seals the joint where the roof meets brick or siding. If someone smeared roof cement over it instead of replacing it, it'll leak again.
• Valleys. Where two roof slopes meet, all the water from both sides runs through one channel. Worn or badly cut valleys leak in heavy rain.
• Missing or lifted shingles. After a windy storm, check the lawn. A shingle in the grass means bare underlayment on the roof.
• Ice dams. In a hard winter, ice builds at the gutter edge and pushes meltwater back under the shingles. That one is usually an attic ventilation and insulation problem as much as a roof problem.

Something you can check yourself: On a rainy day, take a flashlight into the attic and look at the underside of the roof boards above the stain and uphill from it. Wet wood, a drip trail on a rafter, or daylight around a vent pipe tells us exactly where to look, and saves time on the visit.

When a repair is enough, and when it is not

A repair makes sense when the problem is local: one leak, one bad flashing, a few shingles. The rest of the roof still has its granules, the shingles lie flat, and the deck feels solid underfoot. That describes a lot of the calls we get, and we'd rather fix it for a few hundred dollars than talk you into a roof you don't need.

It stops making sense when the shingles themselves are worn out. Our rule of thumb: once a repair would cost more than about 30% of a new roof, put that money toward replacing the roof instead. You'll be back up there next year otherwise.

• Granules piling up in the gutters and bald, shiny patches on the shingles
• Shingles curling, cupping or cracking across the whole roof, not just one area
• Leaks in more than one place, or new leaks every season
• Soft or sagging spots in the roof deck

If you're seeing those, a repair can still buy time to plan, but it's worth getting the whole roof looked at. Our inspections are free and you get photos of everything.

What happens when we come out

1. We look at the whole roof, not just the spot you called about. Shingles, flashing, valleys, vents, gutters, and the attic if we can get to it. We take photos as we go.
2. We show you what we found. You see the photos and we explain what caused the problem in plain terms, including if a past repair was done wrong.
3. You get a written, line-item estimate. Materials and labor spelled out, before any work starts. No pressure to decide on the spot.
4. We make the repair properly. New flashing gets bent and fitted, not caulked over. If the plywood underneath is rotted, it gets cut out and replaced before shingles go back on.
5. We clean up. Debris off the roof and out of the gutters, and a magnet sweep of the yard and driveway for nails.

Got water coming in right now? That is a different call: see emergency roof repair. We will get a tarp on it first and do the permanent fix once the weather lets us.

Will the repair match the rest of my roof?

Usually close. We match the shingle type and color as well as we can, but a roof that has been in the sun for ten years has faded, so brand-new shingles will look a little darker at first. They weather in. If a repair is on the front of the house and matching matters to you, tell us and we'll show you options before we start.

What it usually costs

A cracked vent boot or a few shingles sits at the low end. Rebuilt chimney flashing, valley work, or replacing rotted decking pushes it up.

• Roof Repair: $350 – $2,500
• Shingle Roof Repair: $350 – $2,000
• Flat Roof Repair: $350 – $1,800
• Emergency Roof Repair: $550 – $3,250

Questions we get asked

How much does roof repair cost around Horsham?

Most roof repairs we do fall between $350 and $2,500. Small fixes like a vent boot or a few shingles are at the low end; flashing rebuilds, valleys and rotted decking cost more. You get a free written estimate before any work starts.

Should I repair my roof or replace it?

Repair it if the damage is in one area and the rest of the roof is in decent shape. If the shingles are worn out everywhere, you have leaks in several spots, or the repair would cost more than about 30% of a new roof, replacement is the better money. We'll tell you which after looking at the whole roof.

Why is my ceiling stain nowhere near the leak?

Water travels along the roof deck and rafters before it drips, so the source is usually uphill from the stain, often at a vent pipe, chimney or valley. That's why we inspect the whole area, and the attic if possible, instead of patching right above the stain.

Does homeowners insurance pay for roof repair?

It often covers sudden damage from wind, hail or a fallen tree. It generally does not cover a roof that has simply worn out. We photograph and document storm damage and can meet your adjuster at the house; your insurer makes the final call.

Can you come out for a leak at night or on a weekend?

Yes. Call (215) 824-6932 any time. For an active leak we get it tarped to stop the water, usually the same day, and schedule the permanent repair when the weather allows.

Are you licensed and insured?

Yes. Armstrong Roofing holds PA license #PA164826 and carries general liability and workers' compensation insurance. We'll show you proof of insurance before any work starts.

Related pages

• Emergency Roof Repair: Active leak or storm damage? Call any time, day or night. We tarp it to stop the water, then make the permanent fix.
• Roof Inspection: A free, top-to-bottom look at your roof with photos, so you know what you actually need before you spend anything.
• Roof Replacement: Full tear-off and new roof when repairs stop making sense. Written, line-item estimate before anything starts.
• Storm Damage Repair: Wind, hail and fallen limbs. We document the damage with photos and work with your insurance adjuster.
• Shingle Roofing: Architectural asphalt shingle repair and installation, the roof on most homes around here.
• Flat Roofing: Low-slope roofs over porches, additions and row homes, where ponding water is the enemy.
• Horsham: Home base. Our shop is here.
• Willow Grove: Post-war Capes, ranchers and splits on their second or third roof.
• Hatboro: Borough homes and older twins right next door to Horsham.
• Ambler: Older borough homes with steep roofs and plenty of flashing.
• Blue Bell: Larger homes with complex rooflines and lots of valleys.
• Warminster: Our neighbor to the north; lots of 1950s-70s ranchers and splits.
• Lansdale: Twins, singles and older borough homes.
• Montgomery County: Where we do most of our work, from Horsham out across the county.
• Bucks County: Warminster, Doylestown, Newtown, Yardley, Chalfont and everywhere in between.