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What Should I Do If My Roof Is Leaking? : A Step-by-Step Guide for Ann Arbor & Southeast Michigan Homeowners

Sep 2, 2025 | How-to, Roofing Services

Architectural Shingles

What Should I Do If My Roof Is Leaking? : A Step-by-Step Guide for Ann Arbor & Southeast Michigan Homeowners

Finding a roof leak can feel like chasing a ghost—water stains appear in one place, but the source may be several feet (or several features) away. This guide walks you through a practical, homeowner-friendly diagnostic process that’s safe, systematic, and mirrors how roofing pros in Ann Arbor and Southeast Michigan track leaks. Along the way, you’ll learn the most common causes of roof leaks in our region—such as exposed nails, failed flashing, ice dams, and storm damage—and when it makes sense to call in a professional.

If you live in Ann Arbor, Ypsilanti, Saline, Plymouth, Canton, Livonia, Novi, Northville, Royal Oak, or elsewhere in Southeast Michigan, this guide is geo-tuned to the climate, homes, and issues we see year after year.

TL;DR (Quick Wins)

  1. Begin indoors: mark the ceiling stain’s center, then look in the attic directly uphill.

  2. Follow water paths on rafters or sheathing until you find the highest wet spot.

  3. Prioritize penetrations: pipes, chimneys, vents, skylights, valleys, and roof-to-wall joints.

  4. Check common failures: nail pops, cracked pipe boots, loose flashing, lifted shingles.

  5. Use a controlled water test—only if conditions are safe.

  6. Call a pro if the roof is steep, icy, high, or if you spot structural problems.

Safety First (Don’t Skip This Step)

Climbing on a roof is riskier than it looks, so always put safety ahead of speed.

  • Avoid climbing if the roof is steep (6/12 pitch or more), wet, icy, or covered in debris.

  • Stay off the roof during storms or high winds.

  • Set your ladder correctly: 4:1 rule (for every 4 feet of rise, place the base 1 foot out), tie it at the top, and extend 3 feet above the eave.

  • Choose proper footwear: clean shoes with soft, grippy soles.

  • Use fall protection: harnesses and safety lines are essential for steep or high roofs.

  • Watch for electrical hazards: stay clear of service drops and metal equipment.

  • Be cautious in the attic: mind low headroom, protruding nails, and weak decking—walk on joists or platforms only.

If any of these feel outside your comfort zone, skip climbing and proceed with attic and ground-level diagnostics, or hire a professional.

Tools & Supplies (Nice to Have)

  • Bright flashlight or headlamp

  • Mask/respirator & gloves

  • Tape measure & painter’s tape or chalk

  • Binoculars for exterior inspection

  • Plastic drop cloths to protect interiors

  • Smartphone for documentation

  • Garden hose with adjustable nozzle

  • Notebook or phone app for notes

  • Optional: moisture meter and infrared thermometer

Step-by-Step: How to Find a Roof Leak

Step 1: Start Inside—Mark the Evidence

Begin by finding the center of the ceiling stain, bubbled paint, or damp drywall. If water is actively dripping, place a bucket beneath and poke a small hole in the bulge to relieve pressure. This prevents a messy ceiling collapse and directs water into a controlled spot. Protect the area with drop cloths.

Step 2: Go to the Attic (If Accessible and Safe)

Take a bright light and move insulation carefully aside, remembering to replace it afterward. Scan for dark water trails, damp insulation, or stained wood. A musty odor often signals long-term seepage. With your flashlight, check for daylight slipping through small nail holes or flashing gaps. Make notes on any damp or freshly discolored spots. Step back occasionally and look at the bigger pattern of staining—it often points uphill to the true entry point.

Pro tip: If it’s already raining, the attic is the best place to watch leaks in real time. Otherwise, a helper with a hose (Step 9) can help reproduce the leak while you observe.

Step 3: Map the Leak to the Roof Above

Use a tape measure to mark distances from the stain to nearby features such as outside walls or gable ends. Translate those measurements outside to land near the suspect area.

Step 4: Ground-Level Exterior Inspection

Before setting foot on the roof, inspect with binoculars. Watch for:

  • Missing, cracked, or lifted shingles

  • Buckled lines suggesting poor nailing or substrate issues

  • Rust or gaps in flashing around chimneys, skylights, and walls

  • Damaged pipe boots or vent housings

  • Exposed nail heads or nail pops

  • Gutters clogged with leaves or ice staining on fascia

  • Dents and bruises from hail or torn edges from wind

Step 5: Decide If It’s Safe to Climb

Skip this step if the roof is steep, high, or slippery. Otherwise, proceed carefully and avoid edges, skylights, and brittle surfaces.

Step 6: Inspect High-Probability Zones Up Close

Work systematically. The most likely trouble spots are:

  1. Plumbing vent stacks – Check for cracked or shrunken rubber boots and confirm shingles overlap properly.

  2. Chimneys – Inspect step flashing, counterflashing, mortar joints, and the chimney cap.

  3. Roof vents and fans – Ensure flanges are lapped correctly and housings aren’t cracked.

  4. Skylights – Verify flashing kits are intact and seals around the frame aren’t failing.

  5. Valleys – Look for debris, worn metal, or mis-lapped shingles.

  6. Roof-to-wall transitions – Confirm step flashing is layered correctly and kick-out flashing is present.

  7. Ridge and hips – Check ridge vent fasteners and end caps for wind damage.

  8. Equipment curbs or old mounts – Abandoned fastener holes or weak flashing are common leak points.

Step 7: Search for Exposed Nails & Nail Pops

Exposed fasteners are rare on a proper shingle roof. When nails back out, they create pinholes and lift shingles, especially after freeze-thaw cycles. Leaks from nail pops often repeat after each storm and usually appear near ridges or traffic-worn areas.

Step 8: Check Shingle Condition & Installation Quality

Aging shingles lose granules, curl, and become brittle. Poor workmanship shows up as high nailing, under-driven nails, missing starter strips, crooked rows, or insufficient overlap—all of which allow wind-driven rain to sneak underneath.

Step 9: Perform a Controlled Water Test (If Safe)

Have a helper in the attic with insulation carefully moved aside. Spray the roof gently, starting low and working uphill in short sections. Wait two to three minutes per area before moving. Avoid spraying upward or using high pressure. Stop once water appears inside—you’ve found the leak zone.

Step 10: Document Everything

Photograph interior stains, attic trails, and exterior defects. Note exact locations and conditions (e.g., west wind-driven rain, heavy snowmelt). Clear records help you or your roofer resolve the root problem faster.

Common Causes of Roof Leaks in Southeast Michigan

  1. Exposed Nails & Nail Pops – Tiny holes from nail pops worsen with temperature swings.

  2. Poor Workmanship – High nailing, missing starter courses, or bad overlaps cause premature leaks.

  3. Flashing Failures – Chimneys, valleys, and wall junctions fail when flashing is missing or installed wrong.

  4. Pipe Boots & Roof Vents – Rubber boots crack; plastic housings split; missing fasteners open gaps.

  5. Skylights – Improper flashing kits or failed glazing seals allow perimeter leaks.

  6. Ice Dams – Freeze-thaw cycles push water under shingles, especially along eaves.

  7. Storm Damage – Wind lifts shingles; hail bruises them, leading to slow leaks.

  8. Aging Roofs – Old materials lose flexibility, seals fail, and underlayments deteriorate.

  9. Penetrations & Add-Ons – Satellite dishes, HVAC curbs, and solar mounts often leave leak-prone holes.

  10. Condensation – Poor attic ventilation mimics leaks by dripping condensed moisture back down.

When to Call a Professional

Bring in a roofer if:

  • The roof is steep, icy, or unsafe.

  • You notice sagging, soft spots, or widespread failure.

  • Chimneys, skylights, or valleys are involved.

  • Leaks continue after DIY checks.

  • Storm or ice-dam damage may require insurance documentation.

  • You plan to sell or refinance and want proof of professional repair.

Preventing the Next Leak

  • Schedule spring and fall inspections.

  • Keep gutters clear.

  • Trim overhanging branches.

  • Balance attic ventilation and upgrade insulation to reduce ice dams.

  • Install equipment with proper flashing instead of sealant patches.

  • Replace pipe boots and sealants before shingles wear out.

Local Considerations for Ann Arbor & Southeast Michigan

  • Freeze-thaw cycles speed up cracking of boots, flashing, and sealants.

  • Wind-driven rain exposes weaknesses around flashing.

  • Older homes in areas like Kerrytown and Burns Park often have complex rooflines needing expert flashing.

  • Snow and ice create recurring ice-dam issues every winter.

Final Word

Roof leaks can be tricky, but with a methodical approach you can track down the cause safely. If your roof is steep, icy, or complex—or if you’d rather skip the ladder—call a professional.

If you’re in Ann Arbor or Southeast Michigan, the team at Level Up Improvement can diagnose and fix leaks, from nail pops to chimney flashing and ice dams. We provide photos, clear communication, and durable solutions.