Should I Repair or Replace My Roof?

Let’s face it: replacing your roof is a massive expense that few people want to take on or deal with. So when you find a few problems with your roof, such as several leaks, missing tiles, and other issues that could lead to further disrepair, you might be wondering whether it’s time to invest in a new roof or if you can simply repair it and extend its lifespan a little longer. The question of “repair or replace” isn’t always an easy or straightforward one to answer, but there are several factors you can look at to determine which option is right given your situation.

Here are a few questions you should ask yourself to determine whether you should replace your roof or if simply repairing it is a viable option.

“How Old is My Roof?”

Your roof’s age is a huge factor in whether you should repair it or replace it. If your roof is still fairly new and should have some life left in it, then repairing it is usually the better way to go. However, if your roof is old and has fallen into a state that no amount of repairing will really salvage, then replacing is definitely the optimal choice.

The expected lifespan of your roof depends heavily on the material it’s built from. For example, asphalt shingles are inexpensive, lightweight, and easy to repair, but generally only have a lifespan of about 15 years at the most before they need replaced. Conversely, clay or concrete tiles are much harder, more durable, and resistant to natural hazards and can last 30 years or more in most cases. If your roof is approaching this age, then it may be time to consider replacing your roof and starting fresh.

Finally, if you don’t know how old your roof is, in many cases a professional Colorado Springs roofer can help you figure out an approximate age. However, if your roof has fallen into a serious state of disrepair, it may not matter how old it is—you’ll need to have it replaced regardless.

“Can I See Any Damage?”

Visually inspecting your roof from both the inside and the outside can tell you just about everything you need to know about its condition. Start outside from the curb in front of your house and look for any visible locations where tiles or shingles are cracked, damaged, or missing. These areas are major weak points in your roof’s ability to withstand water intrusion and are most likely the sites of leaks that could be causing discoloration or signs of water damage on your ceilings. One missing tile or an area with a little bit of shingle damage can easily be fixed, and probably doesn’t mandate a full replacement. However, many damaged areas and lots of missing or broken materials could mean the structure of your roof has been badly compromised.

Once you’ve checked outside, venture into your attic and take a look inside. What you may not see by looking from the outside could become extremely apparent: water can wreak havoc on your roof. Signs of water intrusion, wood rot, mold and mildew growth, and even sunlight pouring through small cracks are all signs that there’s something seriously wrong. While one or even two areas may not be an issue, large mold colonies, large cracks, and multiple leaks are all signs that perhaps it’s time to completely start over and replace your roof.

“What Am I Doing With My Property?”

There’s one more thing you need to consider when deciding what course of action to take with your roof: are you planning on selling your property anytime soon? Nothing can kill a deal or send potential buyers running away faster than a roof that’s in bad shape and in desperate need of replacement. Even if you’re pricing the home to sell and leaving allowances for roofing repairs, many people shy away from properties that need a new roof because of the work involved in doing so plus the potential for other serious damages in other areas of your home.

However, making an investment in your roof can actually help your property sell faster and get a higher value for it. While an old roof can scare off potential buyers quickly, a new roof can just as quickly attract plenty of hopefuls. Homes that advertise a new or well-maintained roof imply that a home was properly cared-for and likely has few to no major problems. For those looking to move into a new property, not having to immediately invest in something major like a new roof is a huge benefit. So if you plan on selling, consider making an investment in your roof—you may even be able to earn the value of the repairs back just in the increase in your home’s value!