Your roof is wearing out – right now. Thanks to the UV radiation that bakes roof shingles until they are brittle, the summer sun takes more years out of a roof life than any other environmental factor. If your roof is looking a little worse for wear, the summer is also a good time to think about getting a replacement roof or having it repaired.
On our national home improvement radio show, roofing ranks among the top ten most asked about topics and of those questions, the decision to repair or replace is a frequent area of confusion.
First, roof leaks can almost always be repaired without replacing the roof. Most roofs leak due to flashing problems, typically at an intersection of two roof components; roof and plumbing vent, roof and chimney, roof and wall, etc. An easy way to help pinpoint that roof leak is by strategically rinsing down each area with a hose until the offending spot is found.
Replacing a roof, on the other hand, is something that has to be done periodically and is seldom done because of an obvious leak. More commonly, the shingles have dried out and become cracked, brittle and deteriorated to the point where the roof remains saturated under the roof shingles, causing slow decay rather than an obvious stick-the-bucket-under-it leak.
While spot repair may be possible if the majority of your roof surface has plenty of mileage left in it; if your roof is approaching the 20- or so year mark, replacement is a better way to go.
If you do replace your roof, do you add another layer or do you completely replace it? Here are the pros and cons of that decision:
A brand new roof provides the opportunity for secure sealing, the latest in underlayment materials and flashing, and a longer guarantee of material integrity for a lifespan of 20 years or more.
On the other hand, applying a new roofing layer on top of the old is possible only if your existing roofing is one layer thick and in good condition, has strong decking, and has shingles compatible with the new application. Longevity isn’t as extensive with this option, being around 25 percent less than that of a new roof. The reason for this is because the old layer holds a lot of heat and that heat helps the new roof dry out that much quicker, shortening it’s life.
If your roof’s condition provides the opportunity to choose between a repair or a replacement, consider the number of years you plan to stay in your re-roofed home. If a long haul is in the cards, a whole new roof is the wise choice, while a shorter stay justifies saving cash with the second-layer option. Only by considering all these factors can you make the best decision on whether you should repair or replace your roof.
craig van hoorn
My roof is 17 years old and I had a company DontReplace.com apply greener shingles rejuvenation to my roof which is 90% soy based oil and water proofing polymers and my roof looks brand new, shingles regained their flexibility and the granules have adhered and the color came back to new. They offer a 5 year guarantee to extend the life of your shingles. You might want to check them out, around $1,700 to rejuvenate vs $15,000 to replace and all the black algae stains are gone.
I have heard about a roof product called “RoofMax”. If this product/ service any good and is it worth the money?
My home is around 30 years old and the roof is starting to show it. The shingles are falling off, and the leaks have gotten worse every year. I thought that I could just replace the shingles, but the roof is now decaying. As you said, roofs have to be replaced periodically. I just hope to get my done soon.
Completely replacing a roof can be a very expensive endeavor. In many cases, it’s better to try and see if repairs can be made when there’s small damage to the roof. That being said, sometimes that isn’t possible, and it’s will take a full replacement to solve all of the the issues and problems that you may have with your roof.
i have a water stain in my ceiling. a check in the attic revealed one rusty nail in the roof, in the area of the water stain. there was a small sign of water stain on the back of the ceiling in the attic. im in florida, house was built in 1997. Shingled roof. this is in a flat declined area of the roof with no chimney/junctions around. how do i repair this area?