Roof Repair vs. Roof Replacement: Which Do You Need?
Learn when to repair your roof and when replacement makes more financial sense for your Chicagoland home.
Should you repair or replace your roof? This is a question we help homeowners answer every day. Here's how to make the right decision.
When Repair Makes Sense
Repairs are typically the best choice when:
Limited Damage
- A few missing or damaged shingles
- Small leaks in isolated areas
- Minor flashing issues
- Recent storm damage to otherwise good roof
Younger Roof
- Less than 15 years old (asphalt shingles)
- Still within warranty period
- Good overall condition
Budget Constraints
- Limited immediate funds
- Repairs buy time to save for replacement
- ROI makes sense for remaining roof life
When Replacement is Better
Consider replacement when:
Widespread Issues
- Damage covers more than 30% of roof
- Multiple recurring leaks
- Sagging or structural concerns
- Extensive granule loss
Age Factors
- Asphalt shingles: 20+ years old
- Wood shakes: 25+ years old
- Approaching end of material lifespan
Financial Considerations
- Repair costs exceed 50% of replacement
- Planning to sell soon (new roof adds value)
- Energy efficiency benefits
- New warranty coverage
The 50% Rule
If repairs would cost more than 50% of replacement cost, replacement usually makes more sense.
Example:
- Replacement cost: $15,000
- 50% threshold: $7,500
- If repairs exceed $7,500, consider replacement
Cost Comparison
Typical Repair Costs
- Minor shingle repair: $150-$400
- Leak repair: $300-$1,000
- Flashing replacement: $200-$500
- Partial section repair: $1,000-$3,000
Typical Replacement Costs
- Asphalt shingles: $8,000-$15,000
- Architectural shingles: $12,000-$25,000
- Metal roofing: $15,000-$35,000
Common Questions
Can I just repair part of my roof?
Yes, partial repairs or section replacements are possible if damage is localized and the rest of the roof is in good condition.
Will repairs affect my home value?
Well-done repairs maintain value, but a roof nearing end-of-life may affect home sale negotiations. A new roof typically adds significant value.
How do I know if my roof can be repaired?
A professional inspection will reveal whether repairs are viable. We provide honest assessments and won't recommend replacement unless truly needed.