Metal collars have definitely cut down on the number of issues I see, especially with squirrels and raccoons trying to chew through the old rubber boots. Flex boots are solid too, but sometimes they don’t seat as tight on older vent pipes. Midwest winters are brutal—anything that holds up to the freeze-thaw is worth a look, even if it’s pricier up front.
Not gonna lie, I’m kind of in the “if it ain’t broke, don’t fix it” camp with these vent boots. I just bought my house last year, and the inspector flagged the old rubber boots as “nearing end of life,” but they’re still hanging on through a full-on polar vortex. Maybe I’m just lucky or maybe my squirrels are lazier than most, but I haven’t seen any chew marks (yet).
That said, the metal collars do look a lot more “set it and forget it,” but I’m not wild about climbing up there every couple years to swap things out, especially when the snow’s blowing sideways. I tried the flex boots on my dad’s house, and yeah, they’re easy to work with, but I swear they never really hugged those weirdly sized pipes on his 70s ranch. Ended up with a drip in the attic after the first big thaw, which was a treat to discover at 2am...
Honestly, I’d rather just pay a little extra for something that’ll last longer than my mortgage. But I get the appeal of swapping boots with the seasons if you’ve got critter problems or your roof is one of those wind tunnels. For me, though, less maintenance is better. If it means a couple extra bucks up front for a proper metal collar or even one of those fancy silicone ones, I’ll take it. Anything to avoid the “fun” of surprise attic puddles in February.
Curious if anyone’s just left the old rubber boots on until they totally failed? I keep hearing horror stories, but maybe that’s just roofers trying to scare us into upgrades...
I get where you’re coming from—climbing up there every couple years is not my idea of a good time either. I left my old rubber boots on for almost a decade (asphalt shingles, Midwest winters), and they held up until year nine, then split right at the base. Didn’t notice until I got that musty attic smell… not fun. If you’re leaning toward less maintenance, those silicone collars are worth the extra cash. I swapped mine out once and haven’t touched them since—no leaks, no critter issues, just peace of mind. Sometimes paying more upfront really does save headaches down the line.
I’m right there with you on the “not my favorite chore” list. Midwest winters are brutal on everything up there, and I’ve definitely pushed my luck with those old rubber boots too—mine made it about eight years before I noticed a drip in the laundry room. Not exactly a fun surprise.
I’ll admit, I hesitated on the silicone collars at first because of the price tag. But after patching and re-caulking the old ones more times than I care to remember, I finally caved and put one on the main vent. Haven’t had to touch it since, which is honestly a relief. Still, I get why folks stick with rubber if they’re trying to keep costs down—especially if you’re handy and don’t mind getting up there every few years.
One thing I will say: if your roof’s pitch is steep or you’ve got a lot of vents, those “quick fix” repairs start adding up in both time and money. Sometimes it’s just worth paying for peace of mind and not worrying about leaks every spring thaw... or raccoons finding their way in.
Swapping out vent boots is one of those things that feels like it should be simple, but the Midwest weather really does a number on them. I’ve seen rubber boots last anywhere from five years to over a decade, but it’s always the freeze/thaw cycles that get ’em in the end. That first little drip is always a bummer—especially when you find it in the laundry room or, worse, the attic insulation.
I totally get the hesitation on the pricier silicone collars. Honestly, I used to think they were kind of overkill, too. But after crawling up on a 10/12 pitch for the third spring in a row to reseal the same vent, I started rethinking the “cheap fix” approach. The upfront cost stings a bit, but not having to mess with it every couple of years has been worth it for me, especially on roofs that are tough to walk.
You’re spot on about the time and hassle adding up if you’ve got a bunch of vents or a steep roof. I’ve seen folks patch things up year after year and, when you add up the cost of sealant, patches, and the value of your own time (not to mention the risk of a slip), it starts to make more sense to just do it right once. That said, if you’re comfortable up there and don’t mind the maintenance, rubber boots are still a decent option—just gotta keep an eye on ’em.
One thing I’ve run into a few times: critters like raccoons or squirrels can make a mess if there’s even a tiny gap, especially after a rough winter. Had a client last year who put off replacing a cracked boot and ended up with a squirrel nest in the attic. Not fun.
Anyway, sounds like you’ve got a pretty good handle on it. Midwest roofs are a battle of attrition, honestly. Sometimes you just pick your battles and hope for a mild winter... but peace of mind is tough to put a price on when it comes to water inside the house.