Repair a leaking roof when the roof is under about 15 to 20 years old, the leak comes from one spot like a pipe boot or flashing, and the shingles are still in fair shape. Consider replacing when the roof is past about 20 years, leaks in several places, has widespread curling or bald shingles, or has soft decking in more than a few spots. Most single leaks are repairs.
A quick way to decide
| Repair | Replace | |
|---|---|---|
| Roof age | Under about 15 to 20 years | Over about 20 years |
| Number of leaks | One, or one area | Several, in different areas |
| Shingles | Flat, with granules | Curled, cracked, bald |
| Decking | Solid, or one soft spot | Soft in several places |
| Cause | Boot, flashing, a few shingles | Worn-out shingles overall |
| Storm damage | Small, local | Widespread hail or wind |
Why most leaks are repairs
Most leaks start at a small part: a pipe boot, a piece of flashing, a valley or a few shingles. Those parts wear out long before the rest of the roof. Replacing them fixes the leak and adds years to the roof. A salesman who says every leak needs a new roof is not doing you a favor. See why a roof keeps leaking in one spot.
When replacing costs less
There is a point where repairs stop making sense. If a roof needs repairs every year, if each repair finds more soft decking, or if the shingles are worn out across the whole roof, the money spent on repairs adds up to a big share of a new roof without solving the problem. On older homes in Pine Bluff, where the median build year is 1972, we often see roofs that have reached that point, with layers of old patches.
The in-between option
Sometimes one slope is worn out while the rest is fine, often the south or west slope that gets the most sun. Replacing that one section can make sense, though the new shingles may not match exactly. We will show you photos and tell you whether it is a good idea for your roof.
What about insurance?
If hail or wind damaged the roof, insurance may cover repair or replacement depending on the damage and your policy. The adjuster decides what the claim covers. We document the damage with photos to help. See does insurance cover roof leaks and roof insurance claim help.
Selling soon?
If you plan to sell within a few years, a solid repair and a clean inspection report may be enough. Buyers and their inspectors look at roof age and active leaks. See buying a house with a roof leak.
How we help you decide
We fix leaks first. That is our business. When we inspect a roof, we tell you whether a repair makes sense, show you photos of what we found, and give you a written price. If the roof really is done, we say so, and we explain why. See roof replacement and how long roofs last in Arkansas.
Questions to ask any roofer
- Where exactly is the water getting in?
- Can that part be repaired alone?
- How much life do the shingles have left?
- Is the decking soft, and where?
- Can I see photos of what you found?
Can a 20 year old roof be repaired?
Often yes, if the leak is in one spot and the shingles are in fair shape.
How many repairs before I should replace my roof?
If you need repairs every year and each finds new problems, replacement usually makes more sense.
Can I replace just part of my roof?
Sometimes, like one worn slope. The new shingles may not match perfectly.
Will a repair hurt my home’s value?
No. A good repair with photos is better for value than a leaking roof.