Small flashing failures
A failing flashing today is a leak in six months. Catch it now, fix it for a couple hundred dollars.
What we handle
What we fix and how we approach it
Slipped tiles
Tiles that have shifted out of position from settling or foot traffic. Easy to reseat now, expensive to repair after they break.
Sealant degradation
Roof sealants at penetrations break down in UV. Replacing sealant every few years extends the roof life by years.
Vent and pipe boots
Vent pipe rubber boots crack in 7 to 12 years. Replacing a $30 boot now prevents a $3,000 leak repair later.
Gutter and drain issues
Clogged drains and damaged gutters drive water back into the roof system. We check both as part of every maintenance visit.
Our process
From phone call to photo report
Annual roof walk
Senior roofer walks every slope, every penetration, every transition.
Document with photos
Every problem area is photographed. You get a record of the roof condition each year.
Quick fixes included
Sealant replacement, slipped tile reseat, minor flashing touch up included in the visit fee.
Quote for larger items
Anything beyond the included fixes is quoted in writing with photos. No upsell pressure.
Why this matters
What you should know before hiring any roofer
Roof maintenance is not glamorous, and that is exactly why most roofs go without it until they leak. The math is simple. A $400 annual maintenance visit catches the failed pipe boot, the slipped tile, the cracked sealant. Each of those, ignored for two years, becomes a leak that costs $3,000 to $10,000 to repair including the interior damage.
American Roofing Pro maintenance visits are done by senior roofers who have been with the company for years. They have seen thousands of roofs in LA and know exactly where to look. The visit takes 45 to 90 minutes depending on roof size and complexity. The photo report documents every condition issue and gives you a record year over year so trends are visible.
Most LA roofs benefit from a maintenance visit every 12 to 18 months. Tile roofs typically every 18 months because they are more durable. Composition shingle roofs typically every 12 months because they age faster. Flat roofs every 12 months without exception because the drainage and sealants need closer attention.
Maintenance contracts are also available for commercial properties, multifamily buildings, and HOAs. We provide standing maintenance schedules with documentation each visit so the property manager has the paper trail required for insurance and reserve studies. Ask about the maintenance contract option when scheduling.
Owner promise: An owner or senior roofer is the person who inspects your roof and writes your quote. Not a salesperson. Not a subcontractor. The same person who quotes the job is on site when the work happens.
Customer reviews
What Our Customers Say
Related
Other services and resources
FAQ
Frequently asked questions about roof maintenance
How much does annual roof maintenance cost?
Most single family homes are $400 to $600 per annual visit, depending on roof size and material. Minor sealant replacement and small fixes are included. Larger repairs are quoted separately.
How often should my roof be maintained?
Tile roofs every 18 months. Composition shingle roofs every 12 months. Flat roofs every 12 months without exception. Older roofs or roofs in heavy tree exposure may need more frequent visits.
Will maintenance extend the life of my roof?
Yes, materially. A maintained composition shingle roof lasts 28 to 30 years. An unmaintained one fails at 20 to 22 years. The maintenance pays for itself many times over across the roof lifecycle.
What is included in a maintenance visit?
Roof inspection, attic check where accessible, sealant replacement at all penetrations, slipped tile reseat, minor flashing touch up, gutter check, photo report. Larger repairs are quoted separately.
Do you offer maintenance contracts for commercial properties?
Yes. Standing contracts for retail, multifamily, HOA, and light industrial. Quarterly, semi annual, or annual schedules. Documentation each visit suitable for reserve studies and insurance.
Can I bundle maintenance with gutter cleaning?
Yes. Bundling saves money because the crew is already on site with ladders. Many customers do both visits at the same time twice a year.
Free in person estimate, no pressure
Get a written quote and a photo report on every estimate. Licensed since 1993. Trusted by 5,500+ Los Angeles homeowners.