Freeze/thaw cycles in the Midwest are brutal on vent boots, no question. Rubber seems to crack and dry out way faster than most people expect, especially if you’re dealing with south-facing slopes that get a lot of sun. I’ve seen folks get only three or four years out of a standard boot before it starts letting water in, even when the rest of the roof looks fine.
Spotting missing shingles while you’re up there is a bonus—most people don’t realize how much wind can pull those up until there’s a problem. The “random stuff” you have to track as a homeowner definitely adds up, but catching these things early is always cheaper than ignoring them.
One thing I’ve noticed: some of the newer vent boots use silicone instead of regular EPDM rubber. They cost a bit more up front, but seem to hold up better against UV and temperature swings. I’ve swapped a couple out for those after a hailstorm last year, and they still look basically new, while the old ones were splitting at the edges. Not sure if you’ve looked into that type yet?
Curious if you’ve had any luck with those slip-over “repair” boots? They’re supposed to go right over the old cracked one as a quick fix. I’ve used them in a pinch—especially in late fall when I didn’t want to fully replace the boot before winter set in. They’re not a long-term solution, but they got me through until I could do a proper swap in spring.
Are you comfortable getting up there yourself, or do you bring in a roofer for the checks? I know some folks don’t love ladders, and Midwest winters make it even dicier.
I get why people like the slip-over repair boots for a quick fix, but honestly, I’m not totally sold on them. I tried one last fall when I noticed a split in the old rubber boot and didn’t have time to do a full replacement before snow hit. It did keep water out for a few months, but by spring, it had shifted a bit and there was still some minor leaking around the edges. Maybe I didn’t install it perfectly, but it felt more like a band-aid than an actual repair.
I’ve started leaning toward just biting the bullet and swapping out the whole boot when I spot damage, even if it’s late in the season. The silicone ones are definitely pricier, but after seeing how fast the standard rubber fails on my south-facing slope, I think it’s worth it. For me, getting up there is nerve-wracking enough—I’d rather do it once and not worry about it for a while.
One thing that helped: I used a pair of binoculars from the ground to check for cracks before hauling out the ladder. Not perfect, but better than nothing when you’re not sure about climbing up there in icy weather...
I get where you’re coming from, but I actually had better luck with the slip-over boots. Maybe it depends on the brand or how snug they fit? I used one as a stopgap on a steep asphalt roof and it held up through a pretty rough winter—no leaks, surprisingly. I still swapped it out for a full silicone boot in spring, but for me, it bought some time without any real hassle. I guess if you’re dealing with a lot of sun exposure, the rubber ones just don’t cut it long-term. Still, for those of us who dread climbing up there in the cold, a quick fix sometimes beats nothing...
I get the appeal of a quick fix, especially when it’s freezing out, but honestly, I’ve had slip-over boots fail on me mid-winter. Maybe it’s our wild freeze-thaw cycles here, but I ended up with a nasty leak right above my kitchen. After that, I just bit the bullet and did the silicone boot even though it cost more upfront. Haven’t had to mess with it since, and I figure the peace of mind is worth skipping the seasonal swap. Sometimes spending a little more saves you a lot of hassle (and buckets) down the line...
I hear you on the freeze-thaw cycles—those things are brutal on any quick fix. I used to swap out the cheaper boots every fall and spring, thinking I was saving money, but honestly, it just turned into a headache. Had a tenant call me about a drip right over their bed one February... not fun. Ever since I switched to the pricier silicone boots, it’s been way less stress. Upfront cost stings a bit, but not having to climb up there every season is worth it for me.