| What we see | Points toward | Why |
|---|---|---|
| Under 12 years old | Repair | Usually one failed detail |
| 12 to 20 years | Depends | Condition matters more than age |
| Over 20 years, shingles curling | Replace | Near the end of life here |
| One leak, clear cause | Repair | Boot, flashing or wind damage |
| Leaks in several places | Replace | Failure is spreading |
| Granules heaped in gutters | Lean replace | Shingles losing their surface |
| Soft spots underfoot | Replace | Deck damage |
| Two layers already | Replace | No more layering |
Things that change the math
Your plans. Selling in a year or two? A sound repair and a clean inspection report may serve you better than a new roof. Staying for twenty? A replacement done right, with ice protection and ventilation, starts the clock fresh.
Insurance. If storm damage is covered, the replacement may cost you only the deductible. If it isn't, that changes things.
The attic. A roof that keeps leaking in winter because of ice dams may need ventilation and air sealing more than new shingles. Replace the shingles without fixing the attic and the problem comes back.
How we give you the answer
An inspection, photos of what we saw, and a written note saying repair, replace, or watch it, with the reasons. If it's a repair, that's what we'll quote.
Questions readers ask
Can I replace just one side of the roof?
Sometimes, if one slope took storm damage and the rest is young. Colors may not match perfectly.
Can I put new shingles over the old?
We don't. A tear-off lets the deck be checked and the ice protection go on properly.
What if I can't afford a full replacement now?
We can make targeted repairs to get you through, and tell you honestly how long they're likely to last.
Keep reading: Roof inspection · Repair cost guide · Replacement cost guide