Short answer: Repair makes sense when the damage is limited to one area and the rest of the roof is in good shape. Replacement makes sense when problems show up across the roof, the roof is near the end of its expected life, or the deck underneath is damaged. A good local roofer should show you photos of what they found so you can see the difference yourself.
8 signs it's time to call a roofer
- Water stains on ceilings or in the attic
- Missing, cracked or curling shingles
- Granules in the gutters (shingles shedding their protective coating)
- Sagging anywhere along the roofline
- Daylight visible through attic boards
- Damaged flashing around chimneys, vents or skylights
- Cracked or slipped tiles on a tile roof
- Ponding water that sits on a flat roof for days after rain
One or two of these in a single spot often means a repair. Several of them across the roof usually means it's time to talk about replacement.
What's different by roof type
Asphalt shingle roofs (common in Dallas, Charlotte and Florida)
Shingles wear out from sun and weather. Widespread curling, cracking or bald patches where granules have worn away point to the end of their life. Hail and wind damage are common reasons for replacement in Texas and the Carolinas.
Tile roofs (common in Phoenix and Florida)
The tiles themselves can last a very long time, but the underlayment beneath them wears out sooner. Many "tile roof replacements" are actually an underlayment replacement where the existing tiles are lifted, new underlayment goes down, and good tiles are reinstalled. Ask your roofer whether that's an option.
Flat and foam roofs (common in Phoenix)
Flat roofs depend on a continuous waterproof surface. Spray foam roofs typically need periodic recoating to protect the foam from the sun. Blistering, cracks and ponding are the signs to watch.
Metal roofs
Look for loose fasteners, rust, and gaps at seams and flashing. Many metal roof issues are repairable.
Questions to ask before you sign
- Are you licensed and insured? (Rules vary by state; see our guide to checking a contractor's license.)
- Will you send photos of what you found?
- Is this a repair, a partial replacement or a full replacement, and why?
- What's the manufacturer warranty, and what's your workmanship warranty?
- Who will be on my roof: your crew or a subcontractor?
- Will you pull the permit?
Watch out for storm chasers
After big storms, out-of-town crews sometimes go door to door offering fast roof replacements. Some are legitimate, but if a roofer can't show a local address, a track record in your area and references, keep looking. A local company will still be around if something goes wrong later.
Frequently asked questions
Can I just repair one section of my roof?
Often, yes, especially for wind damage, flashing problems or a single leak. The key is whether the rest of the roof is in good condition.
Does insurance pay for a new roof?
It depends on your policy and the cause of the damage. Storm damage is often covered, while normal wear usually isn't. Talk to your insurer before signing any contract that depends on a claim.
Meet local roofers
See the locally owned roofing companies we've featured in Phoenix, Dallas, Charlotte, Tampa and Orlando.