How To Know Whether To Repair Patch Or Replace Your Roof
As a homeowner you understand the importance of having a sturdy roof that you can rely on. After all it has to protect your family and personal belongings. Unfortunately, over time every roof needs some care and attention. It is helpful for you to understand when to repair, patch, or replace your roof.
General Warning Signs
Make sure you pay attention to these warning signs as they help you determine if you need to repair, patch or replace your roof.
- Curling, cracked or missing shingles
- Discoloration, moss or algae
- Visible sunlight from the attic
- Indoor leaks
- Sagging roof
Roof age can be an important factor as well. Depending on the roof and shingle type, a roof can require repairs or replacement if its 20 years or older.
When to Repair or Patch Your Roof
The bad news is, every roof needs to be replaced eventually. The good news is, sometimes its possible for it to get patched or repaired. If theres only minor damage to your roof or if only a small area is affected, theres no need to replace the whole roof prematurely. A fallen branch can cause damage to a few shingles and wind can lead to some missing shingles. In both situations it makes sense to have the roof fixed, which is relatively easy and inexpensive. Even if your roof is leaking it might be possible to get it patched. That is, as long as it only leaks from one isolated spot.
When to Replace Your Roof
Type And Quality Of Your Current Roof
The biggest factor to consider when calculating the ROI of a new roof for your home is its current condition. If your roof is in need of extensive repairs or a total replacement, then a roof replacement will have a significant and positive impact on the value of your home.
However, if your roof is fairly new or recently repaired, and has no known issues, a roof replacement isnt as necessary since it wont boost the value of your home enough to make a significant impact on your homes value.
The type of roofing materials you choose to install, and their projected lifespan, can also make a difference in the long-term value of replacing your roof.
- Asphalt shingles last between 25-50 years with proper care and maintenance.
- Well-maintained unpainted metal roofs can last 70+ years, and painted metal roofs last 40-50 years.
- Synthetic slate roofs can last 100+ years if cared for properly.
Working with a real estate agent or local home appraiser can help you determine which roofing material will deliver the best ROI when you sell your home.
Warranties & The Age Of Your Roof
In most cases, roof warranties will last 10 years. While Cloud Roofing offers some of the best financing options in the industry, roof replacement can still be pricey. Make sure to contact the provider of your current roof before moving forward with roof replacement with another company. Your roof could still be under warranty, allowing you to save a pretty penny when it comes time for a replacement. If your roofing is out of warranty and showing signs of damage, its a good idea to replace it as soon as possible so you can protect your largest investment.
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Life Expectancy Of The Roof
According to most roofing experts, a standard roof should last between 20-25 years, depending on the initial installation and upkeep. If your roof is reaching the end of its life expectancy or is in a bad state of repair, you must arrange to have it replaced to avoid any damage to the interior of your home.
The Cost Of Repair Vs Replacement
If the cost of repairs is close to half the cost of replacement, it might be wiser to just replace the entire roof. Keep in mind that a new roof could add value. The cost of repairing a roof is about $150 $1,000 for minor repairs and $1,500 $7,000 for major repairs, while the cost of replacing a roof can be anywhere from $5000 to $15,000 depending on the size and type of roofing material.
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When To Replace A Roof In Tennessee
You should replace the roof on your Tennessee home roughly every 10 to 30 years depending on the type of roof installed on your home and its level of wear and tear. Roofs in Tennessee must stand up to harsh weather conditions.
If you arent sure when to replace your roof, first consider the roofs age before making note of any warning signs. A roofing contractor can inspect your roof further and determine if repairs are needed or a full replacement is necessary.
Should You Repair Or Replace Your Roof
With the average cost of a roof replacement sitting between five and ten thousand dollars, its no doubt that its one of the biggest investments you can make in your home. Short of gutting and remodeling your home, your roof is going to be a large expense at some pointwhether youre repairing or replacing it. But when do you know if its right to replace vs. repair the roof? Well help you figure that out.
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Curling Cracked Or Torn Shingles
Shingles that are cracked or torn leave open spaces for moisture to get into the underlayment of the roofing system. When that happens, water can and will eventually leak through to the roofing deck and even farther down, to the ceiling over your head. Curling shingles do the same thing. While shingles can curl, crack, or tear for any number of reasons, such as poor ventilation, improper installation, or old age, it all adds up to you needing replacement roof shingles.
There Are Several Signs To Look For When Deciding If Your Home Is In Need Of A Roof Replacement
First, the most important thing to understand is that every roofing system will eventually reach the end of its lifetime. If you know that its nearing the 30 year mark since your roof was last replaced, it is a good idea to have it inspected by professionals. Small issues that may not be noticeable at first can quickly develop into costly repairs.
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The Entire Roof Is Sagging
This is when you should panic. “A sagging roof is typically an indication of a structural issue,” explains Graham. There could be a problem with the decking in the attic or, worse, with the supports in the foundation. “You’re not necessarily in imminent danger, but this is the kind of thing that’s a lot easier to take care of when it’s small and localized, than when it has progressed.”
How much time you’ve got left: Not much, if you do nothing. If you see a depression or a droop, call in an expert as soon as you can.
Moss Mold Or Fungi Have Taken Over
Moss, mold and fungi indicate trapped moisture, which can ruin a roof. To do away with moss that collects in shaded corners of your roof, use a stiff brush but be careful to address any underlying problems. If obvious moss remains after brushing, contact a professional to get the roof properly inspected.
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You Can See Sunlight From Your Attic
You don’t need us to tell you that this isn’t a good sign because it’s not! If light can get in, so can rain, cold air, and snow. Check for light and also look for water stains. “If you find any, watch them over a few rainfalls and if they change shape or size, that means you’ve got an active leak,” says McGavic.
How much time you’ve got left: It depends on the extent of the damage, so call a pro. Small leaks can be patched, but larger ones, structural damage, and the age factor might make it wise to replace your roof sooner rather than later
Cost To Replace Asphalt Shingle Roof
Replacing an asphalt roof with new shingles will cost between $5,400 and $9,000, or an average of $7,211 for a 2,000 square foot home not including old roof removal. The actual cost will vary depending on whether it is a composite asphalt shingle roof or a fiber cement composite shingle installation.
Asphalt is the least expensive solution, with a cost to remove the previous asphalt roof and install a new one coming to $7,850 for a 1,500 square foot home, while the same project undertaken and installing concrete shingles instead of asphalt will cost $24,950.
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Have Your Roof Repaired Or Replaced Conclusion
The roof of a house is certainly one of its most important features. A new roof can make your home more attractive and increase its value, while a leaky or damaged roof can cause it to deteriorate rapidly. When you think about repairing or replacing your current roof, there are many factors to consider- from cost to durability. If you are unsure of what to do, consult with a professional roofer for guidance. They will be able to help you decide whether repairing or replacing your roof is the best option for your home.
Should I Replace Or Repair My Roof
Should I Replace or Repair My Roof? Are you torn in between repairing or replacing your roof? Youre not alone. Many homeowners find themselves in this position due to the high cost of a new roof installation. But how do you know which option is best for you? To help you make a decision, here are the factors to consider:
1. The Condition of Your Roof
If your roof is in poor condition, a new roof installation is likely in the future. However, if your roof is only a few years old and has some minor damage, repairing it may be a better option. When the roof is still relatively new, your asphalt shingles and underlayment may just need some touch-up work to keep them looking great.
If the roof is older, it may be made of materials that are no longer available or difficult to find a replacement for. In this case, you would need to replace the entire roof.
2. The Size of Your Roof
If your roof is unusually large or has a lot of complex details, it will cost more to install a new roof than if your roof is smaller or less complex. AThe more complex your roof is, the more it will cost to have a new roof installed. When considering whether to repair or replace your roof, take into account the size and complexity of your roof.
3. The Age of Your Roof
4. The Material of Your Roof
5. The Condition of Your Shingles
6. The Cost of Roof Repair vs Roof Replacement
7. How Your Roof Affects the Value of Your Home
8. How Long You Plan on Living in Your Home
9. How Your Roof Affects Your Health
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Cost To Install Plywood Sheathing Or Replace Roof Decking
The average cost to replace roof decking in a 2,400 square foot home is between $1,050 and $1,575. It will take approximately 75 sheets of plywood sheathing at an average cost of $14 to $21 per sheet. A smaller 1,100 square foot home will only need around 34 sheets for an average price of $600. For roof sheathing, plywood typically comes in sheets of 4 by 8 that measure either 11/32 or 3/8 thick.
Cost to Replace Roof Decking
| Home Size |
|---|
| $1,122 $2,414 |
Get A Professional Roof Inspection
With your amateur inspection complete, its time to phone the pros: roof inspectors.
We encourage all sellers to go out and get a report because then you can properly disclose to your would-be buyers the condition of the roof and what it takes to fix the roof, Andrew Oldham emphasizes. And theyre going to give us a bid basically on what they think needs to be done and how much life it has left.
With a detailed analysis, a professional roof inspector can even evaluate damage hidden underneath the shingles using an infrared scanner. With your inspection report in hand, you can move forward confidently knowing if its time to replace or repair your roof.
According to HomeAdvisor, a roof inspection costs between $119 to $303, though those utilizing infrared technology bump up to $400 to $600. The Oldhams recommend reaching out to your real estate agent to find a dependable, fairly priced roof inspector.
Our favorite inspector does home and termite, as well, so you can get three done at once. And sometimes the roof will be free if youre also getting the home and termite, Jennifer Oldham adds.
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Daylight Is Filtering Through The Roof Boards
When examining the roof from inside your home, if you notice any gaps where the summer sun is filtering through the roof boards then you must seek help from a professional roofing company straight away. Excessive damage to the roof boards will require urgent attention and will most likely result in the roof needing to be replaced.
Average Price Of Replacing Your Roof Vs Repairing
The national average cost to repair a roof ranges from $200 to $3,000, with most people paying between $225 and $1,150 depending on the extent of the damage, and the type of roofing materials on the roof that needs repairing. If there is either extensive damage or your roof is about 20 years old, and it needs replacing, the average price to replace your roof is around $7,211.
Roof Repair Cost
| $1,000$3,000 |
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Check Your Roof For Wind Damage
It is always important to keep the temperature and climate of where your home is located in mind when conducting renovations and roof inspections.
If you live in an area that is prone to high winds and major storms, your homes roof may require more attention or reinforcement depending on the type of roof you currently have installed.
A solid roof that is currently in good condition will remain flat even during massive storms and heavy winds. When your roofs shingles begin to curl up, fly away, or even break apart after a big storm, it may be time to conduct further investigation into the overall health and condition of your current roof.
The Shingles Are Cracked
Cracked shingles are typically a result of wind damage. If just a few shingles are cracked, you can certainly replace them. “If the cracking isn’t isolated to one particular area and it’s random throughout the roof, that’s a telltale sign that you should start thinking about a new roof,” says Graham.
How much time you’ve got left: You may need to replace the whole thing within three to five years.
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How Much Damage It Sustained
If your roof went through a major storm, or if you have noticed several leaks over time, it is likely that the roof has sustained significant damage. The damage can just be in one area or can be widespread across your roof. There are cases when the damage is only cosmetic and doesnt affect the roofs ability to keep water out, but in most cases, damage means that the roof needs to be repaired or replaced.
Signs You Need Your Roof Replaced
Roof replacement can be either a recommendation for your roof following severe damage or if your roof is beyond its intended lifespan and has too much wear and tear. It can be a conscious decision if you are looking to upgrade your roof for one reason another.
No matter what, a roof replacement is a significant investment in your home. Choosing the suitable roofing materials and colors is vital to ensuring you get the most out of that investment. To reiterate, reasons for a roof replacement may include:
- storm damage significant enough to require replacement
- your roof is too old for repairs
- insurance no longer covers repairs
- you want to boost curb appeal and upgrade your roof
- looking to sell, investing in a new roof before putting the house on the market will help it sell faster
- renovations to a home with additions often require a roof replacement
- the shingles on your existing roof have been discontinued
A roof replacement isnt something to take lightly and takes a lot more consideration than a roof repair. There are many questions you should ask yourself before replacing your roof, like What is my budget?, What color do I want my roof? or How long do I want my roof to last?. Here are a few signs you need to replace your roof vs. repair it:
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Can I Shingle Over My Existing Roof
Maybe. Most local building codes allow up to two layers of shingles on a home. After two layers, you risk putting too much weight on the structure. An extra layer of roofing materials also means youll pay double for the tear-off when its time to replace the roof, and it can also make it harder to find roof leaks because youll have to search through two shingle layers. Layering shingles also typically voids the manufacturers warranty on the new shingles, so if theres a problem with the new shingle layer, you cant rely on the warranty to cover the repair or replacement costs.
You’re Finding Granules In The Gutter
If you just got a new asphalt shingle roof and you see a bunch of granules in the gutters, there’s nothing to worry about: Those are just loose, extra ones. But if it’s been 10 or 15 years, that’s a sign of a bigger problem. “Granules help keep the sun off the asphalt,” says McGavic. “Once the granules fall off and the shingles start to bake, the quality will deteriorate in a hurry.”
How much time you’ve got left: If you don’t have a new roof and you just started to notice the granules in the gutter, the shingles are probably halfway through their lifespan, McGavic estimates.
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