Repair or replace
Does your roof need a repair or a new roof?
Most roofs don't fail all at once. Two questions decide it: how much life the roof has left, and whether the damage is in one spot or everywhere. Here's how to tell, and what each option costs.
Get an answer for your roof
Type your address. ROOF measures the roof from aerial imagery, asks a few questions and tells you whether to repair, replace or wait.
Free. We measure your roof from aerial imagery. No account, nothing sent to contractors.
Repair usually makes sense when
- The damage is in one area: a few missing or creased shingles, one leak, a failed vent boot or chimney flashing.
- The roof is well short of its expected life (see the table).
- Shingles elsewhere still lie flat, hold their granules and aren't cracking.
- The deck feels solid underfoot and the roofline is straight.
Replace usually makes sense when
- Damage is spread across the roof: curling, cracking or bald shingles on several slopes.
- The roof is within a few years of the end of its expected life, or past it.
- The roofline sags, or the deck feels soft. That points to rot underneath.
- You keep paying for leak repairs in different spots.
- You plan solar within about five years, and the roof won't outlast the panels (25+ years).
What each option costs
| Job | Typical range |
|---|---|
| Small repair: one damaged area plus flashing or a vent boot | $1,100–$1,700 |
| Larger repair: a few damaged areas on a two-story house | $2,100–$3,300 |
| Full replacement: 2,000 sq ft of architectural shingles | $17,700–$20,300 |
U.S. averages from ROOF's pricing model. Prices vary by state; see roof costs by state.
How long roofs last
| Material | Expected life |
|---|---|
| 3-tab asphalt shingles | 15–20 years |
| Architectural (dimensional) shingles | 25–30 years |
| Synthetic slate or shake | 40–50 years |
| Standing-seam metal | 40–60 years |
Ventilation, climate, sun exposure and install quality move these numbers by several years either way.
If a roofer says you need a new roof
- Ask for photos of every problem they found, with the spot marked.
- Ask for a written price to repair just those spots, even if they recommend replacing.
- Run the numbers. ROOF's roof check reads the quote and tells you whether the recommendation and the price hold up.
- Still unsure? Book a second opinion from a roofer you chose.
Common questions
Is it worth repairing a 20-year-old roof?
Often, yes, if the damage is localized and the shingles are architectural (rated for 25–30 years). A 20-year-old 3-tab roof is usually near the end, so a replacement is easier to justify. What matters is how much useful life is left, not the age alone.
Can I replace just part of my roof?
Yes. Replacing one slope is common after wind damage or when one face gets most of the sun. The new shingles won't match the weathered ones exactly, and in some states insurers have to address mismatched shingles on a claim.
Why does every roofer recommend a full replacement?
A replacement is a much bigger job than a repair, and many roofers are paid by the job or on commission. Some replacement recommendations are right. Ask for photos of every problem spot and a written repair price, then compare.
Does a repair reset my roof's age?
No. A repair fixes the damaged spots and buys time, but the rest of the roof keeps aging. Budget for a replacement as the roof nears the end of its expected life.
General guidance, not a roof inspection. A roofer on the roof can see things aerial imagery and photos can't.