Roof Repair or Roof Replacement?

Roof repair or replacement is a difficult choice for homeowners. Some house owners will put off any required roof maintenance and repairs until they detect either inside water damage or exterior dry-rot damage as a result of roof leaks. Other homeowners will opt for a roof replacement even though repairs might extend the roof’s useful life. Furthermore, many real estate transactions are stayed or terminated when a buyer who has limited funds and is purchasing a house in as-is condition must obtain a roof certification from their lender before being informed by their roofing firm that they require a costly roof renovation.

In this post we’ll cover the options of repairing vs. replacing your roof, what are some pros vs. cons and what are some crucial things to think about.

Roof Age:

When a new roof is put on a house, the manufacturer produces roofing material with an expiration date. It’s critical to know when the house was constructed or if the roof was replaced previously because it determines how long the material will endure. Check with your city or county building department to see when the last permit for roof construction was issued.

Material Lifespans:

The manufacturer’s warranty period is only a gauge. It should not be taken as a precise science since many roofs will outlast their predicted life with appropriate upkeep and repairs. The following are some examples of the anticipated lifespan of various roofing materials, in general:

• 3-Tab Composition (20 Years)
• Dimensional Composition (25-40 Years)
• Presidential Composition (40-50 Years)
• Tile (40-50 Years)
• Wood Shake (20-30 Years)
• Steel (40-50 Years)

Sun Exposure:

The south side of the home, as the sun travels from east to west across the sky, is exposed to light all day. The north side of the property is in shade for most of the day and never receives any sunlight. Because of continual sunshine and wind exposure, the roof with a southern exposure gets more wear. If a tile layer were to shed or break, for example, excessive granulation loss on a composite roof, or in the keyways of a wood shake roof, any underlayment would become exposed. The underlayment will dry and crack from being exposed to the wind and sun, allowing rainwater to enter the attic directly during the rainy season.

You will notice this on a composition roof, where the granulation is worn more on the south side than any other side. You will also see this on wood shake roofs, where the shakes are more worn, brittle, and dry on the south side. In general, the extent of the repair to an older shake roof or an older composition roof can depend heavily on the amount of damage to those parts of the roof with the most southern exposures.

Existing Leaks or Damage

If your roof is leaking or has extensive damage, it may be necessary to replace the entire roof. A complete reroof can be more cost-effective in the long run, as continual repairs can quickly add up. However, if the leaks are isolated and the overall structure of the roof is minimally damaged, a repair may suffice. For minor issues, such as a few damaged shingles, a roofing professional can perform a brittle test to assess the potential damage that a repair might cause to the rest of your shingles. In some cases, a replacement may be a more effective long-term strategy. If you’re experiencing leaks in your gutter or fascia issues, these problems can sometimes be resolved without a complete replacement.

If the leak resides beneath your shingles or if you notice visible mold or underlayment damage, your roof may be beyond repair and replacement might be the only option. However, it is crucial to always consult a professional roofer to inspect the situation and offer expert advice.

WAS YOUR HOME DAMAGED IN A STORM?

Severe storms can inflict significant damage on your roof, sometimes necessitating a full replacement rather than just a repair. In such situations, a roofing inspector will evaluate your home to determine if you qualify for a homeowners insurance claim. These claims can cover either repairs or complete replacements, but most roofers recommend a full replacement after a storm due to the nature of the damage and potential water intrusion.

PRO’S & CON’S OF ROOF REPAIR

Pro’s:

• Cost-effective in the short term.
• Can prolong the life of your roof if done properly.
• May be the best option for minor damage or leaks.

Con’s:

• Repairs can add up and become more costly than a replacement in the long run.
• May not fix underlying issues that could cause future problems.
• In numerous instances, repairs will need to be addressed again during replacement and cost you.

PRO’S & CON’S OF ROOF REPLACEMENT

Pro’s:

• Can address underlying issues and prevent future problems.
• Provides a fresh, new roof that can increase the value of your home.
• Can be financed through home lenders, banks or roofing contractors for affordable monthly payments.
• Could be covered by your homeowners insurance.

Con’s:

• More expensive upfront cost.
• Requires more time and labor to complete.
• If you’re filing a insurance claim, the process will be longer.

WHAT’S YOUR GOAL?

Deciding between roof repairs and full replacements often depends on your long-term goals. For new homeowners, longevity and value might take precedence, making a roof replacement a wise investment for safeguarding the property and boosting its value. Although short-term solutions are generally not recommended, roof repairs can be advantageous under certain circumstances, such as preparing for housing market fluctuations or planned future renovations. In these cases, obtaining a roof certification can be beneficial. A roofer can inspect your roof, perform necessary repairs, and certify its stability for a specified period, ensuring peace of mind.

ALWAYS GET A SECOND OPINION:

Not all roofing inspections are created equal. When you are considering roof replacement or roof repair, an inspection by a roofing company that is seasoned will give you the best advice about your options. Getting a second opinion from another roofer can help ease your worries and include a better idea of what alternative options are.

DECIDED BETWEEN ROOF REPAIR AND ROOF REPLACEMENT, WHAT NEXT?

Making a monumental decision like this requires accurate information. Reach out to a reputable roofing professional in your area for a comprehensive roof inspection. Use the gathered data, and your homeowners insurance if applicable, to make the most informed decision. While we typically recommend considering long-term benefits, we recognize that some situations may require different approaches.

If you’re in Middle Tennessee or Georgia and pondering a roof replacement—or perhaps just need some simple roof repairs—contact Roof MD for a FREE, in-depth roof inspection today! Simply fill out the short form below, and we’ll coordinate with you to find the best time.