Repair or replace: how to tell when a roof is done
The signs that a repair will hold, the signs that a roof is near the end of its life, and what to think about before deciding.
A leak or a few missing shingles does not always mean a whole new roof. Plenty of roofs have years left in them after a good repair. Others are worn out everywhere, and patching one spot just moves the problem to the next one. Here is how to think about which one you have.
When a repair usually makes sense
- The damage is in one area. A few shingles blown off in a storm, one leaking pipe boot, or flashing that has pulled away around a chimney.
- The rest of the roof is in good shape. Shingles lie flat, still have their granules and are not cracking or curling.
- The roof is still fairly young. A newer roof with a single problem is almost always worth repairing.
Signs a roof is near the end
- Curling, cupping or cracked shingles across large areas, not just in one spot.
- Bald patches where the granules have worn off, and grit building up in the gutters.
- Leaks in more than one place, or leaks that come back after being repaired.
- Soft or sagging spots on the roof deck, which can mean the wood underneath has taken on water.
- Age. Most asphalt shingle roofs last somewhere around 15 to 30 years, depending on the shingle, the ventilation and the weather. Long, hot Texas summers are hard on shingles, so a roof here can show its age sooner.
Things to weigh before you decide
How long you plan to stay. If you are selling soon, a solid repair may be enough. If you plan to stay for years, a new roof can be the better use of the money.
Repeated repair costs. Paying for one repair after another on an aging roof adds up, and each one only fixes the spot that failed.
Solar panels. If you have panels on the roof, they have to come off for a replacement and go back on afterwards. It usually makes sense to replace an older roof before or along with any solar work, rather than shortly after.
Metal as an option. If you are replacing anyway, a metal roof is worth comparing against shingles for how long it lasts and how it handles the heat.
Get it looked at in person
Photos and age only tell part of the story. The quickest way to know whether a repair will hold is to have someone walk the roof and look at the shingles, the flashing and the deck. We do repairs and full replacements across Waco and the surrounding area. Call (254) 447-8414 or send the form and we will come take a look.