Roof repair or roof replacement: how to decide

Start with what you can see

Most roof decisions begin with a symptom: a water stain on a ceiling, shingles in the yard after a windy night, or granules collecting at the bottom of a downspout. Before anyone talks about repair or replacement, it helps to write down what you noticed and when. Note which room the stain is in, whether it grows after rain or after snow melts, and whether you have seen the problem before.

From the ground, and never from a ladder on a wet or icy day, look at the roof with a pair of binoculars if you have them. Watch for shingles that are missing, curled at the edges, cracked or creased, bare patches where the protective granules have worn away, and flashing around the chimney or vents that looks bent or loose. Photos taken from the yard are useful later, both for a contractor and, if a storm caused the damage, for your insurance company.

When a repair usually makes sense

A repair is often the right call when the damage is limited to one area and the rest of the roof is in good shape. Typical examples are a handful of shingles blown off along a ridge or an edge, a leak traced to one piece of flashing around a chimney, vent pipe or skylight, or a small area hit by a falling branch.

The roof repair work Omega Exteriors describes includes fixing leaks, replacing damaged shingles and restoring areas affected by storms, starting with an assessment that pinpoints the problem before any work begins. A good repair should match the surrounding roof closely and seal the area so water cannot get under it.

• The damage is in one place, not spread across several slopes.
• The roof is not near the end of its expected life.
• The decking under the damaged area is solid, not soft or rotted.
• Replacement shingles can be matched closely enough to blend in.

When replacement is usually the better choice

Repairs stop making sense when problems keep coming back or show up all over the roof. Widespread curling, cracking or granule loss means the shingles themselves are wearing out, and patching one area only moves the next leak a few feet over. Leaks in more than one room, sagging between rafters, or decking that feels soft when a roofer walks on it point to problems that a few new shingles cannot fix.

Storm damage can also tip the decision. Hail that bruises shingles on every slope is not a spot repair, even if the roof was fairly new. And if you are planning to sell in the next few years, a roof near the end of its life is something buyers and their inspectors will notice.

When the answer is a new roof, roof replacement with Omega Exteriors starts with an evaluation of the existing roof, followed by removal of the old materials and preparation of the roof deck before the new roof goes on.

Questions to ask before you decide

• How old is the roof, and is there a record of earlier repairs?
• Is the damage on one slope or on several?
• Is the decking solid where the damage is?
• Can the existing shingles be matched in color and style?
• Is the damage from a recent storm that your insurance policy may cover?
• How long do you plan to stay in the house?

Thinking about cost the right way

A repair costs less today, and when the roof is otherwise healthy it is the sensible choice. But a series of repairs on a worn-out roof can add up while the risk of water damage inside the house stays the same. When you compare the two, compare the repair against how much longer the rest of the roof is likely to last, not just against the price of a new roof.

If you replace, the material you choose shapes both the price and how the roof performs in Minnesota and Wisconsin weather. Our guide to asphalt, metal and stone-coated steel roofing compares the most common options, and Omega Exteriors offers financing.

Get a second set of eyes

You do not need to settle this from the driveway. Omega Exteriors offers a free roof inspection that looks for wear and storm damage and explains what it finds, so you can weigh a repair against a replacement with the facts in front of you. To schedule one, call (651) 998-8500 or request a free estimate.