Roof repair or replacement: how to decide

Look from the ground and the attic, not the roof

Do not climb on your roof. The National Roofing Contractors Association (NRCA) warns that you can damage the roof and badly hurt yourself if you fall off or through it. If you must look closer, use a well-braced ladder and stay on the ladder.

You can learn a lot without leaving the ground. Walk around the house on a clear day. Binoculars help. Look for:

• Shingles that are cracked, curled, warped or missing.
• Loose or damaged metal flashing at chimneys, vents and walls.
• Heavy shingle granules (the sand-like grit) in gutters or at the bottom of downspouts.
• A roof line that sags or dips.

Then go up into the attic with a flashlight. Step only on the framing, never on the ceiling between it. Look for:

• Water stains on the underside of the roof deck (the boards or panels under the shingles).
• Rusty nails that poke through the deck.
• Dark stains, mold or soft, decayed wood.
• Wet or flattened insulation.
• Sagging deck boards or cracked rafters.

Indoors, NRCA says cracked paint, stained drywall and peeling wallpaper can point to a roof problem. Take photos of everything you find. A roofer can use them.

The questions that decide it

Most of the decision comes down to five questions.

1. How old is the roof? NRCA says most new roofs are designed to give about 20 years of service. Some slate, clay tile and metal roofs last longer. The InterNACHI life expectancy chart gives about 20 years for 3-tab asphalt shingles and about 30 for architectural shingles. Climate, materials, installation and upkeep all change the real number.
2. How much of the roof is damaged? One damaged area is different from wear across every slope.
3. Where do the leaks come from, and is the deck sound? NRCA notes that many leaks come from loose flashing or one damaged section. A wet or rotted deck is a bigger job.
4. Will new shingles match? Your roofer may not find the same color. Even a good match can look different at first, because the old shingles have weathered.
5. Do you plan to sell soon? A buyer's home inspector will look at the roof. Ask your real estate agent how buyers in your area treat an older roof.

When a repair is the right call

The Asphalt Roofing Manufacturers Association (ARMA) says shingle roofs can be repaired. Common repairs include new flashing around a vent or pipe, new shingles where debris punctured them, and resealing shingles that wind lifted.

A repair usually makes sense when the damage is in one place and the roof has years of life left. The deck must also be dry and solid. Good news for color: roofers often leave spare shingles after a job. If you have them, use them. If not, ARMA says the color name and the year of the roof help your roofer find the closest match. ARMA adds that a new patch usually blends in more as it ages.

When replacement is the right call

NRCA says a complete roof system failure usually cannot be reversed. Wide wear, a roof near the end of its normal life and damage to the deck all point toward replacement.

A full tear-off opens the deck. That is a good time to ask about storm upgrades. The Insurance Institute for Business & Home Safety (IBHS) FORTIFIED Roof standard calls for a sealed roof deck, stronger roof edges and ring-shank nails. To plan the budget, read our guide to what a new roof costs.

A second layer over old shingles

NRCA describes two ways to re-roof. You can tear off the old roof, or you can re-cover it by putting a new roof on top. A re-cover skips the tear-off. It also hides the deck, so nobody sees rot or soft spots under the old shingles.

The model building code limits this. Section R908.3.1.1 of the 2024 International Residential Code says the old roofing must come off first when:

• The old roof is water-soaked or too worn to be a base for new roofing.
• The old roof is slate, clay, cement or asbestos-cement tile.
• The roof already has two or more layers of any type.

The code also says the new covering must go on as its maker's instructions require.

States and cities adopt different code editions and add their own changes. Call your city or county building office before you choose a re-cover, and ask whether you need a permit.

How to get an honest opinion

One opinion is not enough for a decision this size. NRCA suggests three or four proposals for a new roof. For a repair-or-replace question, two or three inspections is a good start. Find roofers that list roof inspections near you. On The Roofing List you call each company direct.

• Ask each roofer for written findings with photos of the problem areas.
• Ask them to say why they suggest a repair or a replacement.
• Compare what they found, not only the price.
• Be careful with anyone who wants cash only, or wants money before materials arrive.
• Do not let anyone seal or coat damage before others inspect it. NRCA says this can hide the evidence a roofer needs.

Our listings show only that a company's phone works, its website is live and the website says the company does roofing, siding or gutter work. We do not check licenses, insurance or quality. Read how to check a roofer's insurance and license before you hire. If a storm caused the damage, see our hail damage insurance claim guide.

What a repair or replacement warranty covers

A new roof usually comes with two warranties. NRCA explains them this way:

• Manufacturer warranty. It covers defects in the roofing material. Terms range from 20 years to lifetime. Get the certificate when the job ends.
• Workmanship warranty. The roofer gives this one. It covers the installation. Many roofers offer one or two years, but there is no industry standard.

Read both before you sign. NRCA warns that roof warranties are not all-inclusive insurance. Many do not promise the roof will not leak. A material-only warranty may only give you new material. Some cannot be transferred to a new owner, which matters if you plan to sell. The warranty should say what it covers and what voids it. Ask the same questions about a repair: what work does it cover, and for how long?