Should I repair or replace my roof?

When a repair is usually enough

• The damage is in one place. A few shingles blown off in a windstorm, or one torn section.
• One leak with a clear source. Leaks often start at flashing around a chimney, a skylight, or a worn rubber boot around a vent pipe. Those parts can be replaced on their own.
• The rest of the roof is sound. Shingles lie flat, hold their granules, and the decking under them is firm.
• The roof is fairly young. Compare its age with the warranty on the product that was installed. A roof well inside that window is usually worth repairing.

State codes can change the math. In Florida, if a roof was built to the 2007 Florida Building Code or later, repairing 25 percent or more of a section only requires the repaired part to meet the current code. For prices there, see roof replacement cost in Florida.

When replacement usually makes more sense

• Damage spread across several slopes. Patching one area at a time gets expensive when the next problem is already starting.
• Heavy granule loss. Bare spots on the shingles, or a lot of granules in the gutters and at the bottom of downspouts, mean the shingles are wearing out.
• Curling, cracking or buckling shingles across large parts of the roof, not one spot.
• Leaks in more than one place, or leaks that come back after repairs.
• Soft or sagging decking. If the boards under the shingles have rotted, the fix is underneath, and that usually means tear-off.
• The roof is near the end of its expected life, going by the age and the product warranty.

A single sign does not decide it. A roof with one storm-damaged area and nothing else wrong is a repair. The same storm damage on a roof that is already losing granules everywhere is often the point where replacement is the better use of money.

What a replacement typically costs

A typical asphalt shingle replacement on a 1,500 to 2,500 sq ft home costs about $10,800 to $16,800 nationally. The full picture by material and home size:

These ranges assume one old layer comes off, sound decking and an average pitch. A steep roof can add roughly 15 to 30%. Rotten decking found during tear-off is replaced, often at $2 to $6 per sq ft of affected area. See the cost guide by statefor your state's figures and the sources behind them.

We do not publish repair prices. Repairs vary too much with the problem to give a fair range, so ask for a written repair quote.

What to ask the roofer

• Can you show me photos of the damage you found?
• What would the repair cost, and what would replacement cost?
• How many more years do you expect from this roof if I repair it?
• Is the decking sound, and how did you check?

If the damage came from a storm, read our guide on whether insurance covers roof replacement before you file anything. For checking the roofer itself, see how to find a good roofer.