ServiCoverSigns a Repair Is Enough
- A few missing or lifted shingles after a wind event
- A leak traced to one spot — often failed flashing around a chimney, skylight or vent pipe
- A roof well within its expected lifespan (e.g., under 15 years for architectural asphalt)
- Damage confined to one slope or section
Signs It's Time to Replace
- Age — 3-tab asphalt past 20 years, or architectural past 25-30
- Widespread granule loss — bald shingles and heavy granules in gutters
- Curling, cupping or cracking across multiple slopes
- Sagging roof deck — a structural red flag that needs immediate attention
- Repeated leaks in different spots over a short period
- Daylight in the attic through the roof boards
A Simple Cost Rule of Thumb
Many contractors suggest replacing when repair costs start approaching a meaningful fraction of a replacement — commonly cited as around a third or more — especially on an older roof. Spending $3,000 patching a 22-year-old roof that will need replacing in two years rarely pays off.
| Situation | Usually Better Choice |
|---|---|
| Young roof, isolated storm damage | Repair |
| Flashing or vent boot leak | Repair |
| Roof over 20 years with multiple leaks | Replace |
| Damage over a large share of the roof | Replace |
| Selling soon, roof near end of life | Get quotes for both — buyers' inspectors will flag it |
What About Re-Roofing (Overlay)?
Laying new shingles over one existing layer is cheaper because it skips tear-off, but it hides rotted decking, adds weight and can void some manufacturer warranties. Most roofers recommend it only in limited situations.
Frequently Asked Questions
A professional inspection (typically around $200-$235) can give a reasonable estimate based on granule loss, shingle condition, flashing and attic ventilation.
In some states, insurers increasingly restrict or reprice coverage on older roofs. Check your policy terms — a replacement can sometimes lower premiums.