Start Here
Where Are You Right Now?
Pick the line that sounds like you. Each one opens the guide that answers it first.
Water coming in nowMy Roof Is Leaking Right NowThe first-hour checklist: safety, containing the water, photos, and when to call for an emergency visit.Read the guide →Not sure what's wrongI Have a Stain or a DripWhy the stain is almost never under the hole, and how to trace a leak back to where it really starts.Read the guide →Weighing optionsI Know the Problem, Now What?Spot repair or section rebuild, and when a patch is honest value versus money spent twice.Read the guide →Ready to bookI Want It FixedWhat a repair visit looks like from arrival to cleanup, and how to get on the schedule.Read the guide →
Michigan Specific
Michigan Laws, Insurance and Weather
The rules and conditions that make a Michigan roof repair different: the statutes and code sections that apply, how Michigan insurance claims work, and what lake-effect snow, freeze-thaw and lakeshore wind do to a roof.
Michigan Laws and RulesLicensing, liens, contracts, door-to-door sales, building code, historic districts, taxes and time limits.14 guides →Michigan Roof InsuranceClaim deadlines, appraisal, wind and hail deductibles, older roofs, and when a claim is worth filing.5 guides →Michigan Weather and Your RoofLake-effect snow, snow loads, freeze-thaw, wind, hail, the lakeshore and the roofing year, month by month.8 guides →
How This Guide Works
Understand, Compare, Then Fix
- 1. UnderstandWhat Is Happening to Your RoofStart here when you have a stain, a drip or a worry and no diagnosis yet. These guides explain where leaks really come from, how roofs wear out in a Michigan climate, and what winter changes.29 guides →
- 2. CompareYour Repair Options, Side by SideOnce you know the problem, these guides weigh the ways to fix it: patch or section repair, temporary or permanent, handyman or licensed roofer, what insurance and warranties cover, and the Michigan laws that apply.43 guides →
- 3. Get It FixedGetting the Repair Done RightReady to act? What to do in the first hour of a leak, how to book and prepare, permits, checking the finished work, and who is responsible when you rent, own a condo or manage a building.16 guides →
Step 1: Understand
What Is Happening to Your Roof
Start here when you have a stain, a drip or a worry and no diagnosis yet. These guides explain where leaks really come from, how roofs wear out in a Michigan climate, and what winter changes.
Where Leaks Come From
The usual entry points, from pipe boots to valleys, and why the stain is rarely under the hole.
Why the Stain Isn't Under the HoleThe roads water takes between a roof and your ceiling, and how to follow it back from the attic safely.Pipe Boot LeaksWhy the rubber or lead collar around a plumbing vent fails, why caulk doesn't fix it, and what a proper boot replacement includes.Chimney Leak or Roof Leak?Crown, cap, brick, flashing or a missing cricket: how to narrow down a chimney leak and who fixes each part.Roof Valley LeaksOpen, closed-cut and woven valleys, why Michigan snow and ice find their weak spots, and what a real valley repair includes.Roof Vent LeaksHow box vents, ridge vents, turbines and exhaust caps leak, how to tell it from condensation, and when to fix or replace.Sidewall and Dormer LeaksStep flashing, kickouts, counterflashing and the siding above them: why roof-to-wall joints leak and how to tell a roof leak from a wall leak.Leaks Only in Heavy Rain or WindWind-driven rain, low-slope sections, short flashing and vents: why some storms find a leak and others do not, and how to log it.Satellite Dish and Roof Mount LeaksWhy dish feet, antenna masts, light clips and lightning rods bolted through shingles leak, and how mounts are removed and repaired properly.
Damage and Wear
Rot, nail pops, animals, trees, moss and roof edges: what each does and how it is repaired.
Nail Pops on a RoofWhy roofing nails back out of the deck, how to spot a pop from the ground or the attic, and the repair that keeps it from popping again.Roof Deck RotWhy the plywood or OSB under your shingles rots, how to spot it from the attic and the yard, and what replacing a section involves.Animal Damage to RoofsHow squirrels, raccoons, birds and woodpeckers get into a roof, what Michigan law allows, and why the animal leaves before the roofer comes.Tree Damage to RoofsFrom a branch slowly scrubbing shingles to a limb through the ceiling: what trees do to roofs and what to do first.Moss, Algae and Black StreaksBlack streaks are mostly cosmetic algae. Moss is not. How to tell them apart and clean a roof without wrecking the shingles.How Long Does a Roof Repair Last?Why one repair outlasts the roof around it and another fails by spring, and how to tell which kind you are paying for.Roof Edge and Drip Edge DamageWhat drip edge, starter shingles and the deck edge do, how Michigan ice wrecks them, and what a proper edge repair includes.Roof Repairs on Older HomesBoard decks, hidden layers, old chimneys, plaster ceilings and attic wiring: what makes a roof repair on an older house different.Asbestos and Lead in Old RoofingWhich old roofing may contain asbestos, when Michigan and federal rules apply to a repair, and where lead paint and lead flashing fit in.Ridge Cap Damage and RepairWhy the shingles along the peak crack in cold weather and blow off in wind, how ridge vents change the repair, and what a proper ridge fix includes.
Michigan Winters
Condensation, cold-weather sealing and what can be repaired when it is below freezing.
Attic Condensation or Roof Leak?Frost on nail tips, drips on a sunny thaw day, wet spots in rows: how to tell attic condensation from a real roof leak.Shingles Not Sealing in Cold WeatherFactory sealant strips need sun and warmth to bond. Here is what that means for a roof put on in a Michigan fall or winter.Can a Roof Be Repaired in Winter?Which roof repairs work in a Michigan winter, which materials need warmth, and when a winter fix is meant to be temporary.
Michigan Weather and Your Roof
Lake-effect snow, snow loads, freeze-thaw, wind, hail, the lakeshore and the roofing year, month by month.
Lake-Effect Snow and Your RoofHow Lake Michigan builds snow bands, where they land in West Michigan, and which parts of a roof take the drifts and the leaks.Roof Snow Load Limits in MichiganMichigan's ground snow loads by county, what a foot of snow or ice weighs, why drifts matter more than depth, and the warning signs.Freeze-Thaw Cycles and Your RoofHow often Grand Rapids crosses the freezing line each winter, and what that does to shingles, sealant, flashing, nails and chimneys.Spring Roof Check After WinterWhen to look, what winter damage looks like in April, and how to check the roof from the ground and the attic without climbing up.Michigan Wind Storms and Your RoofThunderstorm gusts, derechos and winter gale days in West Michigan, how they compare with shingle wind ratings, and what fails first.Hail in West Michigan and Your RoofHow often hail falls in West Michigan, which sizes damage shingles and metal, what impact ratings mean, and when to get the roof checked.Lakeshore Roof RepairsWhy roofs in Holland, Grand Haven, Saugatuck and Spring Lake take more wind and moisture, and what a lakeshore repair should do differently.Michigan Roofing Season CalendarMonth by month for West Michigan roofs: what the weather normally does, what to check, and which repairs fit which part of the year.
Step 2: Compare
Your Repair Options, Side by Side
Once you know the problem, these guides weigh the ways to fix it: patch or section repair, temporary or permanent, handyman or licensed roofer, what insurance and warranties cover, and the Michigan laws that apply.
Ways to Fix It
Patch or section, sealant or real repair, tarp or permanent, and who should do the work.
Patch vs Section RepairWhen a spot repair is the honest answer, when rebuilding a section or slope is cheaper in the end, and how to tell which you have.Matching Shingles on a RepairWhy new shingles rarely match a weathered roof, how roofers get close, and what Michigan insurance rules say about matching.Roof Sealant vs a Real RepairCaulk, roof cement and spray sealants: the few places they belong on a roof, and why a tar patch usually leaks again.DIY Roof Repair: What Is SafeWhat a homeowner can safely do from the ground, the ladder and the attic, the fall facts behind the line, and when to stop and call.Roof Tarp vs Permanent RepairWhen a roof tarp is the right first step, how a proper one is installed, how long it holds, and what your insurer expects.How Roofers Find LeaksVisual tracing, attic checks, water tests, moisture meters and infrared: what each finds, what it misses, and what a good leak report says.Handyman vs RooferWhat Michigan licensing law says about small roof repairs, the $600 line, and how a handyman and a roofer differ on insurance and warranty.Repairing Before a ReplacementBuying one to three years before a new roof: which repairs protect the house, which ones a replacement will tear off, and how not to pay twice.Comparing Roof Repair QuotesMake two roof repair quotes comparable: diagnosis, scope, materials, warranty and paperwork, plus what Michigan rules require in writing.Remove an Unused Chimney or Re-Flash?When taking an old chimney down below the roof beats another re-flash, who does each part, and the Michigan code and permit points.
By Roof Type
Repairs on 3-tab shingles, metal, cedar shake, low-slope porches and commercial flat roofs.
Repairing a Three-Tab Shingle RoofWhy three-tab repairs are harder than they look: sizing, fading colors, brittle tabs in the cold, and what warranties still apply.Metal Roof RepairWhere metal roofs actually leak, how screw, seam and trim repairs are done right, and the sealant and metal mistakes to avoid.Cedar Shake Roof RepairHow split and cupped cedar shakes are replaced, what cleaning and treatments are safe, and the point where repairs stop paying off.Flat Roof Repair vs Coating RestorationWhen a leaking flat roof needs a targeted repair, when it qualifies for a silicone restoration, and how the warranties differ.Porch and Addition Roof LeaksShingles below their minimum slope, bad wall tie-ins and snow against the house: why low roofs leak and the repair options.Solar Panels and Roof LeaksWhy roofs leak under solar arrays, who is responsible for the fix, and how panels come off and go back on for a roof repair in Michigan.Ponding Water on Flat RoofsWhen standing water on a flat roof is a real problem, what causes it, how Michigan winters make it worse, and the repair options compared.Garage, Shed and Outbuilding RoofsDetached garages, sheds and pole barns: the roofs they usually have, Michigan's permit and code rules for them, insurance basics, and when repair pays.Manufactured Home Roof RepairMetal and shingle roofs on manufactured homes, HUD roof load zones in Michigan, roof-overs, and the state rules that change a repair.Commercial Roof Drains and ScuppersHow flat roof drains, scuppers and overflows work, why they clog and leak, what Michigan's codes require, and a maintenance routine that works.
Insurance and Warranties
What homeowners insurance covers on a leak, and what a repair warranty really promises.
Does Insurance Cover Roof Leaks?Storm damage usually is covered, wear and tear usually is not. How the standard policy draws that line, and what it means for your leak.Roof Repair Warranties ExplainedCraftsmanship vs manufacturer coverage, what a repair warranty excludes, transfers, and whether a repair voids your shingle warranty.Are Roof Repairs Tax Deductible?Not on your own home, usually yes on a rental. How the IRS splits repairs from improvements, plus home offices, disasters and Michigan.Home Warranty vs Roof RepairWhat home warranty plans actually say about roof leaks, how they differ from insurance and roofer warranties, and how Michigan treats them.
Michigan Laws and Rules
Licensing, liens, contracts, door-to-door sales, building code, historic districts, taxes and time limits.
Verifying a Michigan Roofing LicenseHow to read a roofer's LARA record, match it to your contract, and know what a Michigan license does and doesn't tell you.The Construction Lien Act and Roof RepairsSworn statements, lien waivers and the payment affidavit: what Michigan lien law asks of you on a roof repair versus a replacement.Door-To-Door Roofing Sales RulesWhat Michigan's Home Solicitation Sales Act, the FTC Cooling-Off Rule and local solicitor ordinances require of a roofer who knocks.Michigan Consumer Protection Act and RoofersThe unfair practices Michigan law bans that show up in roof repair sales, the 2026 court change, and where a homeowner can complain.Michigan Code Rules for Roof RepairsThe 2015 Michigan Residential Code sections that govern a roof repair: flashing, underlayment, nails, valleys, drip edge and reroofing.Michigan's Ice Barrier RequirementWhat Michigan's residential code requires at the eaves, how far the membrane must reach, and what it means when a repair opens the roof edge.Michigan Code History and Your RoofHow Michigan's residential code got here, why an older roof can be legal but below today's standard, and what a repair must meet now.Historic District Roof Repairs in MichiganWhat Michigan's Local Historic Districts Act means for a roof repair, when you need a certificate of appropriateness, and the state tax credit.HOA and Deed Restriction RulesWhen a Michigan HOA, condo association or recorded deed restriction gets a say in your roof repair, and when it doesn't.Michigan Roofing Contract RulesThe licensing rules, lien law and sales laws that shape a roof repair agreement in Michigan, and what a good one says.Sales Tax on Roof Repairs in MichiganWhy Michigan roofers pay the 6 percent tax on materials themselves, what that means for your bill, and the few exemptions that exist.Roof Repairs and Michigan Property TaxesWhat MCL 211.27(2) says about roof work and your assessment, how the taxable value cap works, and when it resets.Michigan Fall Protection Rules for RoofersWhat MIOSHA Part 45 requires of a roofing crew, what you should see on your roof, and where homeowner liability starts and stops.Time Limits for Roof Workmanship ClaimsThe warranty term, Michigan's statutes of limitations and the six-year repose rule, and why the clock can start before you notice.
Michigan Roof Insurance
Claim deadlines, appraisal, wind and hail deductibles, older roofs, and when a claim is worth filing.
Wind and Hail Deductibles in MichiganFlat or percentage, where it hides on your declarations page, and the simple math that tells you whether a roof claim pays anything.Older Roofs and Michigan InsuranceHow an aging roof changes what your policy pays, what Michigan law lets an insurer do about it, and where a repair helps.Roof Claim Deadlines in MichiganNotice, proof of loss, payment, depreciation and the one-year suit limit: every clock on a Michigan roof claim, and where it comes from.Roof Insurance Appraisal in MichiganWhen the insurer agrees the roof damage is covered but not on the number: how Michigan's statutory appraisal process works, step by step.Claim or Pay Out of Pocket?How to decide whether a roof leak is worth a claim in Michigan: the deductible math, claim history rules and when a claim clearly makes sense.
Step 3: Get It Fixed
Getting the Repair Done Right
Ready to act? What to do in the first hour of a leak, how to book and prepare, permits, checking the finished work, and who is responsible when you rent, own a condo or manage a building.
Booking the Repair
The first hour, the phone call, the visit, permits, timing and checking the finished job.
Roof Leaking Right Now: The First HourA first-hour checklist for an active roof leak: power, water, the ceiling bubble, photos, the attic, and when to call.How to Describe a Roof LeakWhat to note about where, when and in what weather a roof leaks, what to photograph, and a leak log you can print.What Happens During a Repair VisitFrom the prep before the truck arrives to diagnosis, the written price, the fix, the re-test and cleanup.How to Prepare for a Roof RepairDriveway, vehicles, pets, kids, attic access, noise and whether you need to be home: a short checklist for repair day.Roof Repair Permits in MichiganWhat Michigan's construction code act and the 2015 residential code say about permits for repairs versus reroofing.Roof Repair Timing and Lead TimesThe best months for roof repair in West Michigan, what weather stops work, and how emergency and scheduled repairs are booked.Checking a Finished Roof RepairWhat to look for from the ground and in the attic, the photos and paperwork to keep, and how to judge the first big rain.Interior Damage After a Roof LeakThe days after a roof leak: drying within 24 to 48 hours, what to keep and what to replace, which trades to call, and documenting it for insurance.New Roof Leaking? What to DoA leak after a new roof or a recent repair: document it, notify the installer in writing, use the warranties, and know Michigan's complaint routes.
Owners, Landlords and Managers
Records, rentals, condos, commercial buildings and roof items on a home inspection report.
Documenting Roof RepairsWhat to keep from every roof repair, and how that file helps with a future insurance claim, a lien dispute or selling the house.Landlords and Roof Leaks in MichiganWhat MCL 554.139 and the Housing Law of Michigan say about a leaking rental roof, and a practical plan for landlords and tenants.Condo Roof Leaks: Who PaysHow Michigan's Condominium Act, your master deed and your bylaws decide who fixes and pays for a leaking condo roof.Commercial Roof Leak Action PlanA step-by-step plan for facility and property managers: protect people and stock, protect the warranty, document, and get it fixed.Roof Items on a Home InspectionHow buyers and sellers sort roof items on an inspection report, get a roofer's written estimate fast, and close them out properly.Commercial Roof Inspection ScheduleHow often to inspect a commercial roof in West Michigan, what each visit should cover, what the report should include, and warranty requirements.Michigan Roof Repair AssistanceUSDA, county, city, nonprofit and veterans programs that can help pay for a roof repair in West Michigan, and who qualifies.
Repair Services and Prices
When You Want the Specifics
The guides above explain the problem and the options. These pages cover how we repair each kind of damage, what it costs, and how we decide between repair and replacement.
- Roof Repair ServicesWhat we repair, our three price tiers and our warranty.
- Roof Leak RepairFinding and fixing active leaks for good.
- Flashing RepairChimneys, walls, skylights and valleys.
- Flat Roof RepairEPDM, TPO and modified bitumen.
- Wind Damage RepairLifted, creased and missing shingles.
- Hail Damage RepairBruised shingles and dented metal.
- Skylight RepairLeaking curbs, flashing and units.
- Emergency Roof RepairAround-the-clock response for active leaks.
- Roof Repair CostReal West Michigan repair prices, tier by tier.
- Repair vs. ReplaceThe six-factor framework for the big decision.
- Roof Problems ExplainedIce dams, granule loss, sagging and more.
- Roof Repair FAQQuick answers on timing, cost and insurance.
Talk to a Roofer
Rather Have Someone Look at It?
Our inspections are free, and we lay out every honest option with photos of why: the smaller fix with realistic expectations, and the root-cause fix with a stronger warranty. Repairs start at $500, and most carry a 10 to 15 year craftsmanship warranty. If water is coming in right now, call or text instead.
FAQ
About This Guide
Where should I start if I don't know what is causing my leak?
Start with the guide on why leaks show up far from their source, then check the attic on the next rainy day if you can do it safely. Most leaks come from a short list of places: pipe boots, flashing at chimneys and walls, valleys, vents and nail pops. The Where Leaks Come From chapter covers each one, with the signs that point to it.
Is this guide written for Michigan roofs specifically?
Yes. It is written for West Michigan houses and buildings: freeze-thaw cycles, lake-effect snow, ice dams, wind off Lake Michigan, a short roofing season and the Michigan Residential Code. Much of it applies anywhere, but where Michigan rules or weather change the answer, the guide says so.
Who writes and checks these guides?
They are written for Stellar Roofing Company under Paul Aikens, our founder and a Michigan Licensed Residential Builder. Code sections, statutes and manufacturer rules are checked against the primary source, which each article lists at the bottom of the page with the date it was last reviewed.
Can I use this guide without hiring Stellar?
Of course. The Understand and Compare chapters are written to be useful whoever fixes your roof, including what to ask any contractor and how to judge the finished work. The Get It Fixed chapter explains how we handle repairs, so you know what to expect if you call us.
How do I get a price for my repair?
Every repair we do starts at $500, and most fall into one of three tiers explained on our roof repair cost page. A firm number needs eyes on the roof, so the next step is a free inspection: book one online or call or text (616) 840-1927. If water is coming in right now, call rather than filling in a form.