A roof is a home’s first line of defense against the environment, so it’s important to make sure you keep your roof in good condition. But when do you repair your roof and when do you replace it?
The Age of Shingles
The average life expectancy of a roof is about 20 years. If your roof is close to or over the 20-year mark, it’s probably time for a replacement. However, if your roof has seen better days but isn’t quite at the 20-year point yet, you may want to consider repairing it instead of replacing it.
If your roof is less than 20 years old, you should consider repairing it if only some of the shingles are damaged. This can be a good option if there is minimal damage and the overall structure of your roof has not been compromised.
If your roof is over 20 years old and has sustained significant damage, it’s time for a replacement. Also, if more than 25% of your roof is missing shingles, or the roof decking is showing, you need to replace your roof.
Roof Decking Damage
If the decking on your roof is damaged, you need to replace it as opposed to repairing it. Also, if there is more than one layer of shingles on your roof and you need to replace some of the shingles, it is a good idea to remove all layers before replacing them so you can get an appropriate look at the decking beneath.
Damage from Wind
If your roof has sustained significant damage from a recent storm and your shingles are curled, buckled or missing, you should consider replacing the entire roof. You should also consider this if you see exposed nails.
If there is very little damage after a wind storm and most of your shingles are in good condition, you may be able to simply repair the roof.
Damage from Hail
If your roof has sustained damage from a hailstorm, you should consider replacing it if more than half of the shingles are damaged or missing granules. If less than half of the shingles are damaged, you may be able to get away with repairing them.
The Cost
The cost of repairing vs. replacing a roof can vary significantly. The cost of replacing a roof is usually between $20,000 and $25,000 on average. Repairing your roof may be less than half this price in some cases.
If you are planning on selling your house in the near future and your roof is fairly new, you can probably get away with simply repairing it. However, if your roof is more than 15 years old or has significant damage, you should replace it.
Replacing a roof can add as much as $11,000 to the value of your home, so it may be worth doing even if you’re not planning on selling soon.
The Time it Takes
Another thing to consider when deciding whether to repair or replace your roof is the amount of time it will take. Replacing a roof can take up to two days, while repairing it may only take a few hours.
If you’re on a tight schedule or need to get back into your home, you may want to consider repairing the roof instead of replacing it.
Conclusion
If you’re not sure whether to replace or repair your roof, there are a few things you should consider. The cost of repairing vs. replacing a roof can vary significantly and the time it would take is another thing to keep in mind when deciding which way to go. If you have limited funds and need your house back quickly, repairs may be the best option for you; but if money isn’t an issue and it’s worth adding $11k-plus on top of what home values are already at, replacement might be better suited for your needs!
