Should I repair my roof or replace it?
The age of the roof and how widespread the damage is usually decide it. A roof under about 15 years old with damage in one or two places can usually be repaired. A roof older than about 18 years, or one losing granules across large areas, is usually ready to be replaced. For anything in between, a roof inspection will help you decide.
When a repair makes sense
If your roof is under about 15 years old and the damage is limited to a valley, a section of flashing, a pipe boot or a few damaged shingles, a repair is usually the right choice.
Some companies are only interested in replacing your roof when all it may need are a few repairs, so it is worth getting an honest inspection first.
When a replacement makes sense
If your roof is older than about 18 years, or if you see granule loss and cracked shingles across large areas, a replacement is usually the better investment.
If there are problems in several places, or if the decking under the shingles is soft or wet, the roof will usually need to be replaced regardless of its age.
Common causes of roof leaks
Most leaks start where something interrupts the roof. Pipe boots, the rubber collars around plumbing vents, are one of the most common causes in North Texas because they wear out in the sun.
Other common causes include flashing where the roof meets a wall or chimney, valleys and skylights.
Not every ceiling stain is a roof leak. Air conditioning drain lines, attic condensation and plumbing leaks can look very similar.
Planning ahead
If you plan to sell soon or your budget is tight this year, a repair can be a sensible short-term choice even on an older roof. A roof inspection will help you understand how much life your roof has left.
Related questions
Can I put a new roof over the old one?
Texas building codes allow a second layer in some cases, but it is usually not recommended. It hides the decking, holds heat and makes the next replacement more expensive.
How long should an asphalt roof last in North Texas?
Around 15 to 20 years is a fair expectation. Heat and hail can shorten the life of a roof.
Will a repair void my roof warranty?
A manufacturer warranty covers the shingles, while the installer's workmanship warranty covers the installation. If your roof is still under a workmanship warranty, contact the company that installed it first.
