Roof Repair Estimates in Unionville, PA
A good roof estimate does more than give you a number. It shows you what is wrong, why it happened, what the repair involves, and what could change the price once work starts. Ours are written and come with photos of every problem we find. This page also explains what Pennsylvania law requires in a home improvement estimate and contract, so you can compare any roofer’s numbers with confidence.
- Written estimates with photos
- Cause, repair and alternatives explained
- Hidden damage pricing stated up front
- Pennsylvania HICPA requirements explained
Water coming in right now? Call and tell us if a tree or limb is on the roof. We will walk you through the next hour.
Call (610) 817-4457A roof repair estimate is a written description of the problems found on your roof, their likely causes, the recommended repair, the materials, and the price. In Pennsylvania, home improvement estimates must show the contractor’s Attorney General registration number, and the contract that follows must meet specific consumer protection requirements.
On this page
- What our roof repair estimates include
- Estimate, inspection report or insurance estimate?
- What Pennsylvania law requires in estimates and contracts
- How to compare roof estimates
- What a good estimate should say for each type of job
- How our estimate visit works
- What roof work costs: 2026 benchmarks
- What makes a roof estimate higher or lower
- Red flags in a roofing estimate
- Questions to ask about any roofing estimate
- When an estimate recommends replacement
- Estimates and insurance claims
- How to prepare for an estimate visit
- How long it takes to get an estimate
- Estimates for Unionville-area roofs
- After you accept an estimate
- Keep your roof records together
- Questions homeowners ask
What our roof repair estimates include
- Photos of every problem, not just the one you called about, keyed to where they are on the roof
- The likely cause of each problem, such as failed flashing, a cracked boot, wind damage or ice dams
- The recommended repair, described in plain language
- Materials, including type and how they will be matched to your roof
- Alternatives where they exist, such as repair now versus a planned replacement
- Hidden damage pricing, such as a per-sheet price for rotted decking, stated before work starts
- Permits, whether one is needed and who will obtain it
- Timing, an approximate start and completion window
- Total price and payment terms that follow Pennsylvania law
If the honest answer is that your roof does not need work yet, the estimate will say that too.
Keep the photos that come with any estimate, from us or anyone else. They record the condition of your roof on a known date, which helps with future repairs, insurance questions and the eventual sale of the house, long after the price itself stops mattering.
Estimate, inspection report or insurance estimate?
Homeowners often receive three kinds of roofing paperwork. They do different jobs.
| Document | Purpose | What it should contain |
|---|---|---|
| Repair estimate or proposal | Prices specific work you can hire the roofer to do | Problems found, recommended repair, materials, price, registration number |
| Inspection report | Documents the roof's overall condition, for planning, buying or selling | Photos of every slope, condition notes, remaining life, priorities |
| Insurance adjuster estimate | Sets what the insurer will pay for covered damage | Line items for covered damage, often with depreciation and your deductible |
| Contract | The binding agreement once you accept a proposal | Everything HICPA requires, including your right to cancel and deposit terms |
Our estimates combine the first two: a priced proposal backed by photos of the whole roof, so you understand both the job and the roof it sits on.
What Pennsylvania law requires in estimates and contracts
Pennsylvania's Home Improvement Consumer Protection Act sets clear rules. According to the state's HICPA information sheet (PHFA HICPA information sheet):
- Registration. Anyone who performs home improvements in Pennsylvania must register with the Office of Attorney General, and registrations last two years.
- Registration number everywhere. The number must appear on all contracts, estimates, proposals and advertisements, in a place you can see and read clearly, and includes the abbreviation "PA."
- Written contracts over $500. They must be legible and signed by you and the contractor.
- Who is involved. Contracts must list names, addresses and phone numbers of all contractors and subcontractors known when you sign. A post office box alone is not an address.
- The full agreement. The contract must contain the entire agreement and the date, and you must receive a copy at no charge.
- Bureau of Consumer Protection number. Every contract must list 1-888-520-6680.
- Description of work. An itemized description of the work, the materials and specifications, which cannot change without a written change order signed by both of you.
- Permits. Whether a permit is required and who is responsible for it.
- Dates and price. Approximate start and completion dates and the total price.
- Right to cancel. You can rescind the contract without penalty within three business days of signing, wherever it was signed.
- Deposit limit. On contracts over $1,000, no deposit above one-third of the price, or one-third plus special order materials, which must be listed separately.
- Insurance. Proof of liability insurance of at least $50,000 for personal injury and at least $50,000 for property damage.
- No payment before signing. A contractor cannot demand or accept payment before the contract is signed.
If a roofer's paperwork is missing these items, ask why before you sign.
How to compare roof estimates
Two estimates for the same roof can look very different. The lowest number is not always the cheapest job. Compare them line by line:
| Compare | What to look for |
|---|---|
| Diagnosis | Does each estimate name the same source of the leak, with photos? |
| Scope | Is one fixing the source while another only patches the symptom? |
| Flashing | New flashing, or reusing old? Counter flashing cut into mortar, or caulked? |
| Materials | Brand, type and how they match your roof; matched slate or substitutes? |
| Hidden damage | A stated price for decking or framing repairs, or an open-ended promise to "adjust"? |
| Cleanup and disposal | Included, or extra? |
| Warranty | Workmanship warranty length and what it covers, in writing |
| Paperwork | Registration number, insurance, rescission notice and deposit terms |
What a good estimate should say for each type of job
Leak repair
The specific source, such as chimney flashing, a pipe boot or a valley, with a photo. The repair method, such as new step and counter flashing rather than sealant. A note on any interior or attic damage seen.
Slate repair
The number of slates to replace, how they will be matched, the fastening method such as hooks or copper nail and bib, and the flashing material. A statement about the condition of the stone itself.
Flat roof repair
The membrane type, the repair materials to be used, whether wet insulation was found, and any drainage corrections.
Soffit and fascia repair
The length of trim to replace, whether rafter tails or sub-fascia are included, the trim material, and what will be done about the water source such as drip edge or gutters.
Roof replacement
Tear-off scope and number of layers, the per-sheet price for decking replacement, ice barrier and underlayment, flashing replacement, ventilation, the roofing product, disposal, permits and warranty terms.
Emergency work
What temporary protection was installed, its cost, dated photos of the damage, and a separate estimate for the permanent repair.
How our estimate visit works
- You call or text. Tell us the address, what you see, and send a photo if you can.
- We look inside first. If there is a stain, we check the ceiling and the attic above it where accessible.
- We inspect the roof. Every slope, from the roof where it is safe and from ladders or the ground where it is not. On slate, we do not walk on the stone.
- We photograph everything. Problems, causes and the general condition of the roof.
- We explain what we found. If you are home, we walk you through the photos.
- You receive the written estimate. With photos, the recommended repair, alternatives and the price.
What roof work costs: 2026 benchmarks
Every roof is priced from what we find, but national 2026 figures help you sanity-check any estimate:
| Work | National benchmark | Source |
|---|---|---|
| Most roof repairs | $395 to $1,965, average about $1,172 | HomeAdvisor |
| Typical roof repair | $400 to $1,900, average about $1,150 | Fixr |
| Roof leak repair | $350 to $1,500 | Fixr |
| Slate roof repair | $700 to $3,000 | Fixr |
| Flat roof repair | $300 to $1,100 | Fixr |
| Flashing repair | $150 to $1,000 | HomeAdvisor |
| Soffit and fascia repair | $600 to $6,000 | HomeAdvisor |
| Emergency tarping | About $450 average, $150 to $3,300 | Angi |
| Roof replacement, Pennsylvania | About $7,489 average, $5,740 to $19,078 | This Old House |
Homes around Unionville often run above national averages because many roofs are larger, steeper, older or made of slate and copper.
What makes a roof estimate higher or lower
- Material. Slate, copper and cedar take more skill and cost more than asphalt.
- Height and pitch. Steep and tall roofs need more safety equipment and time.
- Access. Long lanes, landscaping, stone walls and outbuildings change how materials and debris move.
- The source of the leak. A pipe boot is simpler than flashing cut into a stone chimney.
- Hidden damage. Rotted decking, framing or wet insulation found once the roof is opened. In This Old House's 2026 survey, nearly 28% of Pennsylvania homeowners said hidden damage increased their final replacement cost.
- Matching. Sourcing matched slate or old profiles takes time.
- Timing. Emergency work outside normal scheduling costs more than planned work.
Red flags in a roofing estimate
- No Pennsylvania registration number on the estimate or contract
- A request for payment before you sign, or a deposit above one-third on a job over $1,000
- No mention of your right to cancel within three business days
- Vague scope such as "repair roof leak" with no source identified
- "Seal" or "tar" as the main repair for flashing or slate
- No price for hidden damage, leaving the final cost open
- Pressure to sign today, or offers to cover your insurance deductible
- No local address, or only a post office box
- A recommendation to replace a slate roof without checking the stone
Questions to ask about any roofing estimate
- Where exactly is the water getting in, and can you show me?
- Will you replace the flashing or boot, or seal over it?
- What is included, and what would be extra?
- How will hidden damage be priced if you find it?
- Who will do the work, and who is my contact?
- What is your workmanship warranty, in writing?
- Does the job need a permit, and who obtains it?
- Can I see your Pennsylvania registration number and insurance certificate?
When an estimate recommends replacement
If an estimate recommends replacing your roof instead of repairing it, the reasoning should be clear and backed by photos. Good reasons include leaks in several unconnected places, shingles that crack when bent or have lost most of their granules, widespread rotted decking, and slate that flakes and sounds dull across whole slopes.
Weak reasons include the roof's age alone, a single leak that traces to flashing, or algae streaks, which the Canadian Asphalt Shingle Manufacturers' Association notes are not a sign of shingle defect (CASMA). On slate, age is especially misleading: the National Park Service says slate roofs last 60 to 125 years or longer (NPS), and most failures are in nails and flashing, which are repairable.
If you are unsure, ask for a repair option alongside the replacement price, so you can compare the cost of extending the roof's life against replacing it now.
Estimates and insurance claims
If storm damage is involved, your insurer will usually send an adjuster and prepare its own estimate. A roofer's written estimate with dated photos helps make sure nothing is missed, such as flashing, ridge caps, gutters or decking. Report damage promptly, keep receipts for emergency work, and get a written report that separates storm damage from existing wear. We can meet the adjuster on site if you want us there.
How to prepare for an estimate visit
- Note when the problem started and whether it changes with rain, wind or cold
- Take photos of ceiling stains and the roof from the ground
- Clear a path to the attic hatch if you have one
- Know roughly how old the roof is and any past repairs, if you can
- Have any previous estimates, warranties or inspection reports handy
- Let us know about pets, gates or animals on the property
None of this is required. If all you know is that water is coming through the ceiling, that is enough to start.
How long it takes to get an estimate
Timing depends on the season and the weather. After major storms, every roofer in the area is busy, and active leaks get priority. Small and non-urgent jobs are easiest to schedule in calm weather, especially late summer and early fall. When you call, tell us if water is coming in, so we can triage properly. We answer Monday to Saturday, 8:00 am to 8:00 pm.
Estimates for Unionville-area roofs
Roofs around Unionville cover a wide range: 19th century village homes with slate and copper, farmhouses with additions from several eras, newer homes with complex shingle roofs, and barns and garages across horse country. Most homes in the village date from 1820 to 1880, and the Unionville Village Historic District was listed on the National Register in 1979. Estimates on older homes allow for what is often found under old roofs, such as plank sheathing and past repairs, and price matching materials where the house needs them.
We serve Unionville 19375 and nearby addresses in Kennett Square 19348, West Chester 19382, Pocopson 19366, Chadds Ford 19317 and Coatesville 19320.
After you accept an estimate
- Written contract. The estimate becomes a contract that meets Pennsylvania's requirements, including your right to cancel.
- Scheduling. We set a window based on weather and urgency, and confirm the day before.
- Permits if needed. We confirm with the township for your address.
- The work. Done to the written scope, with any hidden damage photographed and priced as agreed.
- Change orders in writing. Any change to the scope needs a written change order signed by both of us.
- Final photos and walk-through. You see the finished work before final payment.
Keep your roof records together
Keep every estimate, contract, invoice, warranty and set of photos in one folder. They help with insurance claims, future repairs and selling the house. A buyer's inspector will ask how old the roof is and what has been done to it. Clear records with dated photos answer those questions and can make the roof a selling point rather than a negotiation point.
Roof estimate questions
Is your roof repair estimate written?
Yes. Every estimate is written and includes photos of the problems we found, the likely cause, the recommended repair, alternatives and the price.
What must a Pennsylvania roofing estimate include?
Under HICPA, the contractor’s Attorney General registration number must appear on all estimates, proposals, contracts and ads. Contracts over $500 must be written and include the scope, materials, dates, total price, the Bureau of Consumer Protection number and your right to cancel.
How much deposit can a roofer ask for?
On contracts over $1,000, Pennsylvania caps the deposit at one-third of the price, or one-third plus special order materials listed separately. No payment can be taken before the contract is signed.
Can I cancel a roofing contract after signing?
Pennsylvania home improvement contracts must allow you to rescind without penalty within three business days of signing, wherever you signed.
How do I verify a roofer is registered?
Ask for the PA registration number, which must be on the estimate, and check it with the Pennsylvania Attorney General’s home improvement contractor registration lookup.
Why do roofing estimates vary so much?
Differences in diagnosis, scope, materials, flashing methods, hidden damage pricing, cleanup and warranty. Compare line by line, not just the total.
What insurance should a roofer carry in Pennsylvania?
HICPA requires proof of liability insurance of at least $50,000 for personal injury and $50,000 for property damage. Ask for certificates.
What happens if you find more damage during the job?
Our estimates state how hidden damage such as rotted decking will be priced. We photograph it and tell you before proceeding, and scope changes need a written change order.
Do I need to be home for the estimate?
It helps if there is a ceiling stain or attic access we need to see. Otherwise we can inspect the outside and review photos with you afterward.
What are your hours?
We answer Monday to Saturday, 8:00 am to 8:00 pm, and are closed Sunday. Call (610) 817-4457.
Related roofing services
Request your roof repair estimate
Call or text with your address, what you are seeing, and a photo if you have one. We will set a time to inspect and send you a written estimate with photos of every problem we find.
- Phone
- (610) 817-4457
- Address
- 850 Unionville Road, Kennett Square, PA 19348
- Hours
- Monday to Saturday, 8:00 am to 8:00 pm. Sunday closed.
- Service area
- Unionville, East Marlborough Township and nearby communities in 19375, 19348, 19382, 19366, 19317 and 19320
Water coming in right now?
Keep people out of rooms with sagging ceilings, catch the water, and call. If a limb is on power lines, call PECO at 1-800-841-4141 first.
Planning a repair?
Send a photo of the roof or the ceiling stain. We inspect, then give you a written estimate with photos of every problem we find.