Roof Maintenance

Most single-family Sacramento homes run $250-450 per visit on the annual plan, billed once a year. Multi-tile and steep-pitch jobs price higher. The plan includes priority scheduling for any repair work that comes out of the visit (jumps the queue past non-plan customers).

Larger or more complex roofs price up. Commercial buildings on plan are quoted individually. Multi-structure agricultural and rural-residential properties sometimes consolidate to a single annual visit at a discounted bundle rate.

Repair work needed beyond the small-fix scope of the plan is quoted at our standard rates with a 10% plan-customer discount applied. The plan visit fee is also credited against any repair invoice over $500 from the same visit, which is the most common upgrade path for plan customers.

We do not pretend a maintenance plan is for everyone. If your roof is 3 years old and the manufacturer warranty already covers material failures, you can probably skip the plan and just add an inspection at the 5-year mark. If your roof is 8+ years old, has skylights, lives under tree canopy, or is in the foothills with snow load, the math is overwhelmingly in favour of the plan.

The number that matters: the average plan customer's roof reaches end-of-life 5-8 years later than the same model roof on a non-plan customer's home. That is roughly 25-40% additional lifespan. On an asphalt roof that means $14-18k of replacement cost deferred by 5-8 years, while paying $300-450/yr for the plan. The NPV is positive at any reasonable discount rate.

Customers who get the most value: tile roofs at 12+ years (catches underlayment failures early), foothill roofs (debris cycles), homes near mature trees (canopy debris), commercial buildings with rooftop equipment (constant traffic accelerates wear).

The plan covers small fixes during the visit but does not cover larger issues that need separate scheduling. Replacing 10 cracked tiles is a separate quote. Re-flashing a chimney is a separate quote. Tear-off and patching of a rotted decking section is a separate quote. We are explicit about the scope so there are no expectations gaps.

Plan customers always get the 10% discount on subsequent repair work, plus priority scheduling. The plan visit is the diagnosis — the broader work is the treatment, scoped as a separate project. Most years for most roofs, the diagnosis is good news and no broader work is needed.

What we recommend against: signing up new customers to a maintenance plan instead of replacing a roof that is past its lifespan. We will tell you if your 22-year-old asphalt is past the plan-vs-replace threshold and steer you to the replacement quote instead.

Annual visits are the default but not always the right answer. Homes under heavy tree canopy benefit from spring + fall semi-annual visits ($450-700/yr total) — debris cycles are heavier and a single fall visit can leave too much spring debris built up. Newer roofs (under 5 years) can stretch to a 24-month cadence safely. Roofs in their last 5 years pre-replacement actually need closer monitoring — we sometimes go quarterly with a short 30-minute visual check between annual full inspections.

Commercial roofs with HVAC equipment and constant foot traffic tied to building maintenance need quarterly visits — the wear from technicians walking on the roof during HVAC service calls is the dominant failure driver. We run quarterly plans for several Rancho Cordova and Sacramento commercial properties.