Repair the roof when the problem is in one spot and the rest is sound. Replace it when the wear is spread across the whole roof, or when repairs keep piling up. Many roofs that people are told to replace only need a repair. The way to know is to see clear photos of the whole roof, not just the bad spot.
When a repair is enough
- A few shingles blew off in a wind storm.
- One leak, traced to one cause. Often it is a cracked rubber collar around a pipe, or flashing, the metal strips that seal the joints around chimneys, walls and vents.
- A branch hit one area.
- The shingles still lie flat and still have most of their grit.
- The roof is in the first half of its life. For asphalt shingles in North Texas, that often means under 10 to 12 years.
When replacement makes more sense
- Shingles are curled, cracked or bald on most slopes.
- Leaks show up in more than one place, or come back after being fixed.
- Hail left marks all over the roof, not just on one side.
- The deck, the wood sheets under the shingles, is soft or sagging in several spots.
- The roof is past 20 years and you are paying for repairs every year.
- There are already two layers of shingles on the house.
The in-between cases
Some roofs are not a clear yes or no. A few things can tip it:
- Can the shingles be matched? Old shingles fade and some styles are no longer made. A patch may show from the street. That is a looks problem, not a leak problem, but it matters to some people.
- Are the old shingles too brittle? To replace a shingle, a roofer has to lift the ones around it. If they snap when lifted, a repair can turn into a string of broken shingles.
- How long are you staying? If you plan to sell soon, a sound repair may be all you need. If you are staying 15 years, the math changes.
- Add up the repairs. If you have paid for three repairs in three years, ask what the next three will cost against a new roof.
How to get a straight answer
- Ask for photos of every slope, not just the damaged spot.
- Ask the roofer to point to what they see in each photo.
- Ask for a written price for the repair and for the replacement.
- Ask: "If this were your house, which would you do, and why?"
- If the answer is "replace" and you are not sure, get a second look. A good roofer will not mind.
Hail or wind may be the cause. Whether storm damage is covered is decided by your policy and your insurance company. Your roofer's job is to show you what is there and give you a price.
What to do next
Get the photos first, then decide. Legacy Roofing, based in Crowley, offers a free drone roof survey. Someone needs to be home for the flight. The drone photographs the roof from the driveway or street, and anything that needs a closer look is checked by hand. You get a written photo report that is yours to keep, whether or not you hire us. If it shows a repair will do, we will say so.
