When Does a Roof Need Repair Instead of Replacement?

Homeowners generally underestimate the cost to repair a damaged roof, often thinking it will be a minor repair. In fact, a simple repair can end up costing a homeowner an average of $15,000 to $30,000 or more. But by learning about the most common mistakes that homeowners make when determining whether to repair or replace a roof, you can avoid spending too much on a premature replacement as well as being caught off guard by an expensive emergency repair.

Age as the primary decision factor

However, age of roof is primary factor in deciding between repair and replacement of roof. On average, asphalt roofs last between 20 to 25 years while metal roofs can last anywhere from 40 to 70 years. Based on this information, a roof should be replaced when it reaches 75% of expected life. For example, a 15-year-old asphalt roof with some damage would be best to repair while the same damage on a 22-year-old roof would be best to replace.

A 15 year old asphalt roof with some local damage could probably be repaired for less money than a full replacement, while a 22 year old asphalt roof with similar damage would very likely need to be replaced in full. When considering repair versus replacement of your roof, it is very important to consider the age of your roof in relation to its expected performance. Other factors such as workmanship, weathering, and the general maintenance performed to the roof over the years can have a greater impact on the roofs performance than its age. A 30 year old roof could be performing better than a 15 year old roof for a variety of reasons, including poor workmanship, severe weathering, and lack of proper maintenance.

Extent of damage analysis

The extent of the damage or the size of the area of damage is the second factor that we use in order to determine whether a roof should be repaired or replaced. We have developed several different methods for estimating the size of the damage and we use the following rule of thumb when determining the extent of the damage to your roof: repair work should never exceed 50% of the cost of a complete new roof, especially if the roof is close to the end of its designed lifespan.

Deductive reasoning will determine if a problem is localized to a section of the roof or if it will affect other parts of the roof. Generally, problems that are localized in nature can be repaired while problems that are more widespread in nature need to be replaced. Some examples of problems that can be repaired include localized storm damage to a roof, small leak areas, isolated shingle problems, etc. Some examples of problems that are widespread in nature and thus would need to be replaced include widespread storm damage to a roof, widespread leak areas, widespread shingle problems, etc. Widespread problems affect a large percentage of the roof's surface and/or are part of a larger problem that affects more than one area of the house.

Financial calculations that drive smart decisions

The average homeowner cannot provide an adequate cost-benefit analysis to a roof. The general rule of thumb is that repairs should not cost more than 50% of the cost of a complete replacement of the roof. When a roof is nearing the end of its design life, it is best to replace the roof rather than continuing to try to repair it. Though the repairs may be less expensive in the short term, continued repairs will eventually cost more than a complete replacement. Moreover, the average repair will not provide adequate performance over time.

Another factor that needs to be considered is that of efficiency of the roof. While a roof can be repaired when it is old, the roofing and construction of old homes are not as energy efficient as that of newer homes. Therefore, it is very possible that if you were to repair your old roof as opposed to replacing it, you could end up paying more for your utilities in the long run.

It is also very important to check with your insurance company regarding the payment of repairs as opposed to replacement. Some policies will pay the entire cost of a roof replacement for partial repairs that exceed a certain amount. Other policies may not pay very much for partial repairs.

Warning signs that indicate replacement

In many situations a homeowner will have damage to a roof that can be repaired, however the repair will not provide an adequate and reliable roof for a long time. Sagging roof decks typically indicate water damage to the structural framing of a house. Multiple layers of old shingles typically indicate that previous repairs have compromised the integrity of the roof even further. Daylight visible through the roof deck or holes in the ceiling typically means the roof must be replaced regardless of the condition of the exterior of the roof.

When a roof has granule accumulation in the gutters, curled or cracked shingles that cover a large portion of the roof, or even moss growth on the roof, it's a sign that the roof is getting old and will probably need to be replaced.

Repair or replace a roof in Baltimore? It's tough to know what to do. Often times when there is significant damage to a roof, it is usually recommended by a contractor that a full roof replacement would be best for the homeowner. However, there are also times when there is minor damage to a roof that can be repaired by a roof repair Baltimore MD contractor. Many homeowners are unaware that interior water stains can be indicative of roof damage that extends beyond the surface of the roof. What may appear to be a minor stain on your ceiling could actually be indicative of serious damage to your roof including wood rot, damage to insulation, and even damage to electrical components.

When repairs make strategic sense

As for roof repairs, if a newly installed roof has some isolated damage or a storm comes through and causes some roof damage to a newly installed roof, then repairs are in order to extend the life of the roof and fix the issues in order to complete the warranty. Also, if there are small leak issues around the roof penetrations or partial wind damage to a roof, then repairs are needed in order to fix these issues.

Another time when it makes sense to replace your roof is when you have other major work done on your home. This could be work such as new siding, new windows, a new addition, etc. The cost of the labor to complete these repairs can be spread over the repair of your roof and save you money in the long run as you will not have to travel back and forth to your home for the repairs.

Professional assessment value

He will look for any hidden damage and give you a solid cost comparison for the repair of any damage found. He will give you an assessment of the structural integrity of your roof and the type of repairs that are needed to extend the life of your roof. He will also inform you of any code compliance issues that your current roof does not meet. After he has given you the assessment for the repair of your roof, you will have a better idea of what type of repairs are needed and what it will cost to have the repairs done for you.

A roof inspection from a qualified contractor can show you what problems are hiding from view, determine the integrity of your roof and help determine the best method for any necessary repairs. Your contractor can also advise you as to whether or not your repairs will meet local building codes as well as help you to determine whether or not your current roof's ventilation system is meeting the building codes for new construction. In most cases, the answer will be no, and when you do have to replace your roof, you will need to upgrade your ventilation system to meet current building codes as well.

Making the final decision

But if repairs are going to cost nearly as much as a new roof, then it makes more sense to replace the roof. For example, a homeowner with an old inefficient roof could save a lot of money in energy costs over time by replacing the old roof with a new one.

You can make an informed decision to repair or replace your home by getting a few different opinions from contractors, reading your insurance policy, and even determining how long you will be living in your home.