Begin With the Age of Your Roof
Asphalt shingles: 20 to 25 years for standard three-tab; architectural shingles may reach 25 to 30 years. Metal roofing: 40 to 70 years. Clay or concrete tile: 50 years or more. Wood shakes: 25 to 30 years. Flat roofing membranes: 15 to 25 years. A roof near the start of its life with one localised problem is a repair candidate; near the end with problems in several places is usually telling you something. For related home decisions, our Home Renovation Calculators hub collects the tools in one place.
Warning Signs That Matter
Localised signs that often suit repair: a few missing shingles after a storm, one leak traced to cracked flashing around a chimney. Widespread signs are more serious: curling shingles across whole slopes, granules filling gutters, multiple leaks, sagging areas, or daylight visible through attic roof boards.
What Repairs and Replacement Roughly Cost
Minor repairs commonly run $150 to $1,000. Larger repairs may reach $1,000 to $3,000. Full replacement for asphalt shingles commonly falls around $4 to $8 per square foot installed. Metal roofing often runs $9 to $16 per square foot. A repair that costs 5 percent of replacement and buys five sound years is good value; 25 percent for one uncertain year is not.
The Age-Plus-Condition Decision Rule
If more than 70 percent of expected life is used and problems are widespread, replacement is normally sensible. If less than half the life is used and damage is confined to one area, repair confidently. In the middle ground, a professional inspection shows whether you face one weak spot or general decline.
When a Repair Still Makes Sense on an Older Roof
If you plan to sell within a year, a certified repair with paperwork may satisfy buyers at a fraction of replacement cost. If damage is storm-related, check your insurance before paying yourself. Do not repeat emergency patches – three $800 repairs in two years on a 22-year-old roof is $2,400 spent standing still.
Get an Inspection Before a Big Decision
Before committing either way, have a qualified roofer inspect the surface, flashings, decking, and attic, with findings and prices in writing. Get two or three replacement quotes and compare like with like.