Should I replace my roof or repair it?
Short answer. Replace it if the roof is near or past its expected life and the problems are spread across the roof, if repairs keep failing, or if a storm has damaged it enough that insurance may pay. Repair it if the roof is relatively young and the issue is limited to one spot, such as a pipe boot, a flashing or a few blown-off shingles.
Lean toward repair when
- The roof is under about 12 to 15 years old.
- The problem is in one place, such as a cracked pipe boot, loose flashing or a few missing shingles.
- The rest of the roof has good granule cover and flexible shingles.
- The deck around the problem is solid.
Lean toward replacement when
- The roof is 20 years or older, or 15 or older for 3-tab shingles.
- Wear shows on several slopes: bare spots, curling, cracking.
- You have paid for repairs more than once in the last few years.
- Leaks have appeared in more than one room.
- Hail or wind damage is widespread, which may make it an insurance claim.
- You plan to sell soon, add solar or need to satisfy an insurer.
How to make the call
- Find the roof's age.
- Get a professional inspection with photos of every slope and the attic.
- Ask for a repair price and a replacement price, so you can compare honestly.
- Ask whether any damage looks storm-related before deciding who pays.
A repair on a worn-out roof is often money spent twice. A replacement on a sound, young roof is money spent too soon. Leak sources that are usually repairable are listed in common causes of roof leaks, and the replacement warning signs are in signs you need a new roof.