Repair or Replace Your Roof?

A practical way to decide, from roof age and damage to cost per year and what your insurer will think.

When a roof starts leaking, the first question most people ask is "how much to fix it?" The better question is often "is this roof worth fixing?" Sometimes a $400 repair buys you another ten years. Sometimes it buys you six months before the next leak. Here's how to tell the difference.

Start with the age of the roof

Age is the single biggest factor. In New Jersey, rough lifespans look like this:

If you don't know when your roof was put on, check your home purchase paperwork, ask the previous owner, or look up permits with the town. A roofer can also estimate age from the shingle style and condition.

A simple rule of thumb: if the roof is in the first two-thirds of its life, repair almost always makes sense. In the last third, think hard before spending much on repairs.

Look at how widespread the problem is

A single leak at a chimney, a cracked pipe boot or a patch of shingles torn off in a storm is a local problem. Fix it and the rest of the roof keeps doing its job.

Warning signs that the problem is the whole roof, not one spot:

• Shingles curling, cracking or cupping on several slopes
• Lots of granules in the gutters and at the bottom of downspouts
• Bare, dark patches where the granules are gone
• Leaks in more than one place, or leaks that come back after repair
• Soft or spongy spots when the roof is walked on
• Daylight through the roof boards in the attic

Count the layers

Many older Linden-area homes have had a second layer of shingles nailed over the first. Building codes generally don't allow more than two layers, so a roof that already has two needs a full tear-off when it's replaced. If yours has one layer and the deck is sound, a second layer is sometimes allowed, but most roofers recommend a tear-off anyway because it lets them check and repair the wood underneath.

Think in cost per year, not just total cost

A new roof is a big number, but it's spread over 20-plus years. Repairs feel cheaper, but they add up when they keep coming. A rough way to compare:

• A $15,000 roof that lasts 25 years costs about $600 a year.
• If an old roof needs $1,000 to $2,000 of repairs every year or two, and still leaks, you're paying close to that already - plus the cost of interior damage.

Our cost guide has typical price ranges for repairs and replacements in the Linden area.

Consider the rest of your plans

• Selling soon? Buyers and their inspectors focus on roofs. A roof near the end of its life often gets negotiated off the price anyway.
• Adding solar? Replace an older roof first. Removing and reinstalling panels later is expensive.
• Insurance: some insurers raise premiums or limit coverage on older roofs. A newer roof can help.
• Energy: a replacement is the best time to fix attic ventilation, which helps with summer heat and winter ice dams.

When a partial replacement makes sense

Sometimes the answer is in between. If one slope takes the brunt of the weather - often the south- or west-facing side - it can wear out years before the others. Replacing just that slope, or just a flat-roof addition, can be a sensible middle ground. The trade-off is that new shingles won't perfectly match the old ones.

Questions to ask the roofer

1. How old do you think this roof is, and how much life does it have left?
2. Is this damage in one area, or across the roof?
3. How many layers are on the roof now?
4. Is the decking in good shape?
5. What would a repair cost, and how long would you expect it to last?
6. What would a replacement cost, and what's included?

A good roofer will give you honest answers to both sides, with photos. If someone only ever offers one option, get a second opinion.