Nobody wants to pay for a new roof they don't need, and nobody wants to pay for a repair that fails again in six months. The right answer depends on your roof's age, the extent of the damage and whether the problem is isolated or spreading.
Start with the age of the roof.
Architectural shingles in metro Atlanta typically last 20 to 30 years, depending on ventilation, sun exposure and how well they were installed. If your roof is near the end of that range, repairs tend to buy only a little time. A roof in its first two decades that has one isolated problem is usually a good repair candidate.
Look at how widespread the damage is.
A single cracked pipe boot, a few lifted shingles or a damaged flashing point is a repair. Damage across several slopes, granules washing into the gutters, or shingles that crack when you lift them are signs of a roof that is wearing out as a whole.
Check the decking.
Replacing shingles is only as good as the wood under them. Soft, spongy or rotted decking means water has been getting in for a while. The decking has to be repaired before a new roof goes on, and it's a good reason to replace rather than patch.
Consider storm damage.
Hail, wind and fallen limbs can damage a roof in ways that look like a repair but add up to a replacement. If your roof was hit by a storm, your insurance may cover the work. A documented inspection with photos is the first step, and the adjuster's estimate should be compared to a written repair proposal before you decide.
Compare the numbers over time.
A $1,000 repair that buys three years is not a bargain if you'll need the same repair every year. Ask yourself how many repairs the roof has needed in the last few years. A rising count is the clearest sign it's time to replace.
Questions to ask before you decide.
- What specifically is failing, and is it a single point or a pattern?
- What does the decking look like where the repair is planned?
- If we repair this now, how long should it reasonably last?
- What warranty comes with the repair, and what does it cover?
- Would a repair void or complicate a manufacturer warranty on the roof?
A good roofer will show you photos of the problem, explain the options in plain language and be comfortable with you getting a second opinion. Be cautious of anyone who insists on a full replacement without showing you exactly what they found.
Our approach.
We inspect the roof, document what we find with photos, and give you a written recommendation. Sometimes that's a repair, and we'll say so. If the roof is at the end of its life, we'll explain why and show you the options.
Does a repair affect my shingle warranty?
It can. Manufacturer and workmanship warranties often depend on the roof being installed and maintained to their requirements. Ask us to confirm which warranties stay in place after a repair.
How do I know if a leak means I need a new roof?
A single leak at a flashing point is usually a repair. Leaks in several places, or leaks around the same area after repeated repairs, suggest the roof has reached the end of its service life.
