When is it Time to Replace Your Roof?

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One of the topics I frequently get when talking to people about roof repairs is when is it better to replace vs. repair your roof?  Clearly if you have evidence of a roof leak, missing shingles, deteriorated shingles, your roof warrants a repair.  But as with many things, you have to ask yourself when to repair and when to replace.

I recommend consideration of five (5) factors when it comes time to replace your roof.  The first is that you have repeated or frequent leaks that need to be repaired – this is indicative that the roof is nearing the end of its useful service life.  The second is age – as an example you wouldn’t typically replace a 5-year old roof, but if you have 15-20 years on your composite shingle roof then the repairs are going to get more frequent.  The third is storm damage – we are coming into severe weather season in the local Lees Summit, Missouri area and all of Jackson County, and one severe hail storm can significantly reduce the remaining service life of your roof.  The forth is homeowners insurance discounts – if your roof is over ten (10) years old, you will likely qualify for a pretty significant discount that may make it cost effective to replace your roof even though it isn’t failing.  And last is pure aesthetics, you simply want to change the color of your roof, which is no different than painting your house a different color.

Obviously the first three (3) reasons are critical decision factors as your house is likely your single largest investment and you need to protect it.  Aesthetics and how our house makes us feel perhaps seems superfluous, but your roof makes a big difference in perception and curb appeal.  When you couple aesthetics with potential homeowners insurance discounts for new roofs, this ultimately may not cost much amortized over several years of homeowners insurance discounts.

A good local roofing company should be willing to work with you to discuss these factors and whether your roof warrants repair, or replacement should be a consideration.  Don’t assume that repairs are automatically cheaper option, as often times there comes a point when repairs simply exceed replacement, not even accounting for homeowner’s insurance discounts you may be eligible for.  A good roofing contractor will present options so that you can make an informed decision.

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