Is $2,000 to patch roof leaks around plumbing vents a fair price?
Project Details
I live on the top floor of a 3-unit condo building in Chicago. The building is only 3 years old and has a flat roof. After recent snowy/wet weather, we woke up to water dripping from the ceiling. The roofer who performed the patch left without inspecting the internal damage. After they left, I went into the drywall hole myself and found the spray foam, joists, and subboards were soaking. I removed the damaged foam and set up a fan. The slanting joist is flaky and I can pierce it with a pin, indicating potential rot. There is also black staining that looks like mold. Even with the fan running, the area where the vents pass through the sub-board remains constantly wet, and when I press the roof membrane from the outside, it feels soft/spongy. My closing documents indicate a 1-year warranty including the roof, but I'm unsure if Illinois law provides longer protection. The payment for this work has not been made, and the agreement was to stop the water leak, which has not happened. I am considering pushing back for a proper fix or a heavy discount to have someone else complete the work. I have restoration companies and other roofers coming out for further assessment.
Quote Details
A roofer performed a patch fix for a water leak originating from the roof. - Moved roof tiles for inspection - Inspected the roof and identified cracks in the seals between plumbing vents and the roof - Found standing water around the vent pipes - Dried the affected area - Applied Gaco seal around the boots/pipe joints - Cut a hole in the drywall inside the condo
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More Details
Category
Roofing
Price
$2,000
Quote Date
February 1, 2026
Location
Illinois
Year Built
2021
Roof material
Tile
Tearoff included?
No
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