Cedar Mill Property Repair fixes small roof leaks: a few lifted or missing shingles, a split pipe boot, flashing that has worked loose. We also reseal leaking skylights, put caps on chimneys and brush moss off by hand, for homes in Cedar Mill, Beaverton, Bethany and nearby. Most Portland-area minor leak repairs run $350-$1,872, typically about $1,118, with materials (market data, November 2026) .
Once the roof is tight and dry, we can also patch and paint the stained ceiling underneath, so you aren't calling a second person . Slava has 7 years of hands-on experience.
What roof repairs do you handle?
The small stuff roofing companies tend to pass on. We swap a handful of cracked or missing composition shingles, replace a dried-out rubber collar around a plumbing vent, refasten and reseal step flashing where the roof meets a wall or chimney, and reseal skylight curbs.
The limits: small areas on asphalt shingle roofs. No re-roofs, no flat membrane roofs, no tile or slate .
A fir limb dropped by winter wind often peels back a few shingles. If a branch went through the decking, that's storm damage repair.
How much does a small roof repair cost in the Portland area?
Portland-area market ranges, not our confirmed prices yet.
| Service | Market range | Typical | Basis | What moves it |
|---|---|---|---|---|
| Minor leak repair (shingles, flashing, boots) | $350-$1,872 per job | $1,118 | with materials | number of shingles, whether matching ones are still made, flashing that has to come out and go back in |
| Skylight leak sealing | $250-$1,000 per job | $500 | labour only | reseal versus a new flashing kit; roof pitch at the skylight |
| Moss removal by hand | $225-$750 per roof | $425 | labour only | roof size, how thick the moss is, steepness |
| Chimney cap and spark arrestor | $250-$900 per job | $450 | with materials | flue size and number of flues, cap material |
The leak range is wide because it covers everything from three shingles to a reworked valley, and a steep or second-story roof adds safety setup. If we lift shingles and find the sheathing underneath is soft, we stop, show you, and price that part before going on . Our hourly rate and minimum visit are on the pricing page.
What causes roof leaks on west-side houses?
The water stain on your ceiling is rarely right under the hole. Water gets in at one spot, runs down the underside of the sheathing or along a rafter, and drips wherever it finds a low point. So we start in the attic if there's access, follow the wet trail uphill, then check whatever passes through the roof above it .
The usual suspects are pipe boots whose rubber has cracked, flashing at a chimney or sidewall that has lifted or rusted, skylight curbs, and shingles the wind has loosened . Valleys under big firs fill with needles and moss, and then water runs sideways under the shingles instead of down the channel.
A leak that only shows in heavy rain usually means a small gap that lets water in when rain blows sideways or a valley backs up. Overflowing gutters do the same at the roof edge, one reason gutter cleaning belongs on the fall list.
Can a leaking skylight or chimney be fixed without replacing it?
Usually, yes. Most skylight leaks come from the flashing around the curb or a seal that has failed, not from the glass itself, and resealing or reflashing fixes them. An old plastic dome that's cracked or fogged may be past saving . Drips on a cold morning under a bathroom skylight can be condensation rather than rain; better exhaust fans often fix those.
At a chimney, the step and counter flashing gets resealed or refastened where it has pulled away from the brick. A cap with a spark arrestor screen keeps rain, birds and squirrels out of the flue . We don't work on the flue, the fireplace or gas appliance vents, only the roof flashing around them .
How do you remove moss from a roof without damaging it?
By hand, with a stiff plastic brush and a scraper, working down the slope in the direction the shingles lie so the edges don't get pried up. No pressure washer. Afterward the gutters below get cleared of what came down .
Moss holds water against the shingles, and thick mats can lift their edges. It grows heaviest on north-facing slopes shaded by firs .
We don't apply moss killers or install zinc strips; see what we don't do.
Should you repair the roof or replace it?
A roof that's 10 years old isn't old just because of its age, and one bad spot doesn't mean the whole thing has to go. The signs that point toward replacement are curling, cracking or bald shingles across a whole slope, leaks in several places, decking that feels soft underfoot, or a third repair in the same area . If that's what we see, we'll say so rather than patch it twice. Re-roofing has its own page: roof replacement.
We don't sell roof inspections. On a repair visit we tell you what else we noticed, with photos . A fair repair quote names the cause, the fix and the price before work starts. Be careful with anyone who says the whole roof must go and can't show you why.
What should you do while the roof is leaking?
Bucket under the drip, move what you can. If the ceiling bulges, a small hole at the low point drains it into the bucket before a bigger piece comes down. Take photos, and stay off a wet roof.
Left alone, a leak soaks insulation, sags drywall and can rot sheathing and rafters. We fix it once the roof is dry enough to work on safely . Insurance depends on your policy and on what caused the leak. We can give you photos and a written description of what we found and fixed .