Tune-ups from $199 · prices published below
Roof Maintenance in Greater Houston, TX
Almost every expensive roof problem around here started as a cheap one. A cracked pipe boot, a blocked valley, a lifted shingle nobody looked at — found in year two, those cost a few hundred dollars. Found in year six, they have already reached the decking.
This page covers what a roof in Greater Houston actually needs, how often, what it costs, and which of it you can safely do yourself. Ready to book? Pick a service.
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Roof Tune-Up
From $199Every 3–5 years
Up to three shingles replaced, vents and flashings resealed, debris cleared, everything photographed.
See what is included -
Gutter Tune-Up
From $149Twice a year
Up to 100 linear feet. Cleaned, slope tested, joints sealed, hardware tightened.
See all seven points -
Pine Needle Removal
From $149Twice a year under pine
Needles slide under shingles and rot the deck from below. Removed by hand, because pressure washing takes the granules with them.
Why needles are different
Starting prices, for one and two-story homes up to 3,000 sq ft on a standard pitch. Larger homes, steep pitches and three-story properties are quoted separately — three-story homes are not eligible for the promotional rates. Full terms on each service page. We tell you the price before we start, never after.
The arithmetic
A $199 Tune-Up, or a $19,000 Repair
A real Greater Houston home that went five years without anyone looking at the roof. By the time a leak showed up inside, it had stopped being a roofing problem — and the roofing was the cheapest part of putting it right.
What it ended up costing
- Roof repair and deckingOur invoice$2,900
- Mold remediationAnother company$12,500+
- Flooring and interior finishingOther trades$3,600+
- Total$19,000+
$2,900 of that was ours. The other $16,000 went to remediation and flooring contractors — we did not see a cent of it, and neither would any roofer. That is the part worth understanding.
The failure was small when it started
A cracked pipe boot, a valley packed with pine needles, a length of flashing that lifted in a storm. Any of them is a $199 tune-up if somebody looks in time.
What makes Houston different is how far water travels
Humidity keeps decking damp, insulation absorbs it, and the ceiling stain appears a room away from the actual entry point — often months later.
By then you are not paying a roofer
You are paying a mold remediation company and a flooring contractor. Those bills are set by what the water reached, not by what failed on the roof — which is why they are so much larger, and why nobody can quote them in advance.
Five years of upkeep, against one deferred repair
A roof tune-up is a three-to-five-year job, not a yearly one. Across the five years this house went unlooked-at, the whole preventable cost was one visit, possibly two.
We are not claiming every skipped tune-up ends this way — most do not. What is true is that the bill is decided by how long the water ran, and nobody gets to choose that after the fact.
Book a tune-up — from $199What you get
Three Services, Priced and Published
Every line below is what the price covers. If we find something outside it, we show you a photograph and quote it before doing anything.
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A vent stack before a tune-upWeathered cap, sealant at the base past its life. Nothing is leaking yet, which is exactly when it is cheap to deal with. -
After: new cap, base resealedThis is most of what a tune-up is — small work at the details, done before any of it becomes a leak.
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Most booked
Roof Tune-Up
$199Starting price · every 3–5 years
- Replacement of up to 3 missing shingles
- Caulking and sealing of vents, flashings and penetrations
- Full inspection, documented with photographs
- Debris removal from the roof surface
- Gutter condition inspected and reported
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Gutter Tune-Up
$149Starting price · twice a year
- Cleaning of up to 100 linear feet
- Slope tested for proper water flow
- Sealing and caulking of joints
- Downspouts inspected and cleared
- Debris removed and disposed of
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Pine Needle Removal
$149Starting price · twice a year under pine
- Safe removal from the roof surface and valleys
- Gentle cleaning without damaging shingles
- Inspection for needle-related decking damage
- Guidance on preventing build-up
Full detail on each — what is included, what is not, and the terms — on its own page: roof tune-up · gutter tune-up · pine needle removal.
The roof is the three-to-five-year job. The gutters are the yearly one.
A roof tune-up comes round every three to five years. Gutters and pine needles do not wait that long — under mature canopy they need clearing at least twice a year, and a blocked gutter is what sends water where it should not go in the first place.
So the annual plan covers the frequent work: 4 gutter cleanings + 2 debris removals, timed around Houston’s storm seasons rather than whenever you remember, with the roof tune-up added in the year it actually falls due. Call for the annual price.
Included at the starting price
- One and two-story homes
- Up to 3,000 sq ft
- Standard roof pitch
- Gutter runs up to 100 linear feet
Quoted separately
- Homes over 3,000 sq ft
- Steep pitches
- Three-story properties, which are not eligible for the promotional rates
- Anything found during the inspection, photographed and quoted before we touch it
Doing it yourself
What You Can Do, and What You Should Not
Some roof maintenance is genuinely worth doing yourself. Some of it puts you on a ladder for no good reason. Here is the honest split.
From the ground, safely
None of this requires a ladder
- Look at the roof with binoculars after a storm — missing shingles and lifted edges show from below
- Check ceilings and upstairs rooms for stains, bubbling paint or a musty smell
- Get into the attic with a flashlight and look for damp, daylight or dark streaks on the decking
- Clear the bottom of downspouts where they discharge
- Watch where water goes during heavy rain — overflow at one corner tells you which gutter is blocked
- Book tree trimming for branches overhanging the roof
All of this is genuinely useful, costs nothing, and catches most problems early.
Leave to someone insured
Where the money you save is not worth it
- Anything involving a ladder — including gutter cleaning
- Walking on the roof, at any pitch
- Sealing flashing, vents or pipe boots
- Replacing shingles — DIY repairs usually void the manufacturer warranty
- Clearing valleys, where the footing is worst
- Assessing hail damage, which is hard to see even up close
Gutter cleaning looks like the safe one on this list. It is not — see below.
Why gutter cleaning is not the safe job it looks like
- 500,000ladder injuries treated each year in the United States
- ~300of those falls are fatal
- 10 ft or lessthe height of most fatal falls — which is gutter height
The great majority happen at home, during ordinary chores, not on building sites. The common causes are an extension ladder set at the wrong angle so the base slips, and overreaching sideways rather than climbing down and moving it.
A gutter tune-up costs $149. That is the entire argument, and we would make the same one if you hired somebody else to do it.
Commercial property
Scheduled Maintenance for Greater Houston Businesses
Most commercial roof failures start as a clogged drain or an open seam that cost very little to fix early. Scheduled inspection is how those get found before a tenant calls.
- Shingle, metal and flat systems — TPO, PVC, modified bitumen, built-up
- Drains and ponding areas checked, which is where flat roofs fail
- Seams, flashing and penetrations inspected and documented
- Scheduled around trading hours and tenant access
Why commercial is different
On a commercial building the repair bill is rarely the real number. Tenant complaints, damaged stock and interrupted trading cost something too, and none of it appears on the roofing invoice.
(281) 498-7663Spring Branch · commercialCommon questions
Roof Maintenance Questions, Answered
What homeowners across Greater Houston ask us before booking anything.
How often should a roof in Greater Houston be inspected?
Looking at it: twice a year, and after any significant storm. Spring, once hail season has passed, and fall, before the leaves drop and hurricane season ends. Our inspection is free, so the only cost is booking it.
Inspecting and tuning up are not the same thing, and it is worth keeping them apart. Looking is twice a year. The tune-up itself is a three-to-five-year job — see the next question.
How often does a roof actually need a tune-up?
Every three to five years for most roofs in Greater Houston. A tune-up renews the sealant at vents, flashings and penetrations and replaces what has lifted or gone missing. That work does not wear out in twelve months, and selling it to you yearly would be selling you something you do not need.
Closer to three years under mature pine canopy, on an older roof, or after a run of hail seasons. Closer to five on a newer roof in the open with good ventilation. Gutters and pine needles are the yearly items — those genuinely do need clearing twice a year, and a blocked gutter is what puts water where it should not be in the first place.
What does roof maintenance actually include?
A roof tune-up covers replacing up to three missing shingles, caulking and sealing vents, flashings and penetrations, a full photographed inspection, debris removal from the roof surface, and a gutter condition report.
Gutter maintenance is separate work: cleaning up to 100 linear feet, slope testing, sealing joints, clearing downspouts and taking the debris away. Pine needle removal is separate again, because needles have to come off by hand rather than with a pressure washer.
What does a roof tune-up cost?
Starting at $199. Gutter tune-up starts at $149 for up to 100 linear feet, and pine needle removal at $149. We have seen the same scope quoted around Houston at up to $1,200, so it is worth asking what any quote actually includes.
Starting prices apply to one and two-story homes up to 3,000 sq ft on a standard pitch. Larger homes and steep pitches are quoted separately, and three-story homes are not eligible for the promotional tune-up. Whatever the price is, you know it before we start.
Is maintenance really worth it, or is it an upsell?
Fair question, and here is the test: we tell you the tune-up is a three-to-five-year job. A yearly one would be far easier to sell, and plenty of companies do sell it that way. On a three-year-old roof with good ventilation, a free look is plenty and you do not need us. On a fifteen-year-old roof under pine trees, it is the difference between a repair and a replacement.
The case higher up this page cost that homeowner $19,000, of which only $2,900 was roofing. We did not see the other $16,000 — it went to remediation and flooring contractors. That is what maintenance is buying against.
Does maintenance affect my warranty?
It can. Most manufacturer warranties, GAF included, require the roof to be maintained — and a claim can be reduced or refused where neglect contributed to the failure.
Photographed inspections give you a documented record that the roof was cared for, which is exactly what a manufacturer or an insurer asks for.
Do pine needles actually damage a roof?
Yes, and it is one of the most underrated problems in northwest Houston. Needles pack into valleys and behind chimneys, hold moisture against the shingle surface, and eventually rot the decking underneath.
It is invisible until a ceiling stains, and by then the damage is structural rather than cosmetic. Tomball, Magnolia and The Woodlands are worst for it.
What if you find something during the tune-up?
We photograph it, show you, and quote it before doing anything. Up to three missing shingles and the sealing work are already in the $199 — beyond that, you decide.
If the honest answer is that the roof needs replacing rather than maintaining, we will say so, and we do not charge for the inspection that told us.
Can maintenance make an old roof last longer?
Up to a point, and the point matters. Maintenance buys years on a roof whose decking is sound and whose problems are at the details — flashings, boots, valleys, sealant. That describes most roofs under twenty years old.
It buys very little on a roof with soft decking, widespread granule loss or failed underlayment. Paying for tune-ups on a roof that needs replacing is not maintenance, it is postponement, and we will tell you which one you have.
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Book a Roof Tune-Up
From $199, photographed, and no obligation afterward. Most take under two hours, and you keep the pictures whether you book anything else or not.
Tomball, TX 77375
Houston, TX 77055
7 days a week