Roof Replacement: Repair or Replace?

The question isn’t “is there a problem.” It’s “is the problem the roof, or one thing on the roof.” Those get very different answers, and the person answering shouldn’t have a quota.

It’s a repair when

• The problem is one thing in one place: a flashing that was never right, a pipe gasket cracked in the sun, a skylight failing before the roof does, a nail that backed out.
• The roof around it is sound. Granules intact, no curling, no exposed asphalt.
• The decking under it is dry and solid.

On a roof with years left, that’s all it needs. We fix the thing and leave the roof alone. There’s no minimum charge, and if a repair is what your roof needs, the proposal says repair.

It’s time when

• Granules are coming off in patches and piling up at the downspouts.
• Black asphalt is showing through, or shingles look shiny where the mat is exposed.
• Shingles are curling, cupping, or missing after wind.
• Leaks keep coming back, in different places.
• The decking is soft underfoot in more than one spot.

Any two of those together and a repair is buying a season, not fixing a roof. We’ll still give you the repair option if you want it; we just want you to know what you’re buying.

Age is a clue, not a verdict

In our experience a shingle roof here lasts about 18 to 20 years. A 17-year-old roof with a failing skylight gets a new skylight and a note that the roof has a few winters left. A 12-year-old roof that was installed badly can be done. The roof tells us; the calendar just tells us when to look closely.

Planning a sale, solar, or a remodel?

That changes the math. A buyer’s inspector will find what we find. Solar panels go on for 25 years and shouldn’t go on a roof with five left. If any of those is coming, get the inspection early so the roof decision isn’t made under a deadline.

What the inspection should give you

A written assessment of what we found, photos of anything that needs explaining, and a line-item proposal for whatever we recommend, even if the recommendation is “not yet.” If replacement is on the table, the proposal should list everything: tear-off, underlayment, ice and water shield, flashing, shingles, vents, pipe boots, decking, cleanup. Compare that list with any other bid before you compare totals.

Look before you call

From the ground: missing or lifted shingles, granules at the downspouts, sagging gutters. From the attic: stains, damp insulation, daylight where there shouldn’t be any. Don’t get on the roof; that’s what we’re for.

Request a free inspection and get a straight answer. Or read about roof repair and roof replacement first.