Roofing guide
Roof repair vs. replacement: how to decide
Three questions that settle it for most roofs.
Repair your roof when the leak has one clear cause, the damage is in one area. Replace it when leaks are in several rooms, underlayment or shingles fail across the roof, or it has had three or more patches. For tile roofs with good tile, the middle option is new underlayment under existing tile.
TL;DR
Ask three things: how many leaks, how old is the waterproof layer, and how many times has this roof been patched. The answers point to repair or replace. Tile roofs have a third option.
- Repair: one leak, one cause, roof otherwise sound
- Replace: leaks in several rooms, failing underlayment or shingles everywhere, repeated patches
- Tile middle option: new underlayment, reuse the tile
- Patching a failing roof buys months, not years
- Get photos and a written estimate for each option before deciding
Question 1: How many leaks, and where?
One leak that traces to one cause, like a cracked pipe boot or a slipped tile, is a repair. Leaks in two or three rooms on the same roof mean the waterproof layer is failing in general, and the next leak is already on its way.
Question 2: How old is the waterproof layer?
On tile roofs, that is the underlayment, which local roofers report lasting about 15 to 25 years in Phoenix. On shingle roofs it is the shingles, about 15 to 20 years here. A leak on a 5-year-old roof is a defect or storm damage.
A leak on a 22-year-old roof is usually age.
Question 3: How many times has it been patched?
Three or more patch jobs on one roof means the patches are chasing a failing system. Each one costs money and buys a season. Add them up against the replacement estimate.
When repair is clearly right
- Storm damage to one slope
- A few cracked or slipped tiles
- Cracked flashing at one vent or skylight
- One lifted shingle area
- Worn coating over sound foam (recoat)
When replacement is clearly right
- Leaks in several rooms
- Underlayment crumbles when a tile is lifted
- Shingles curling or bald across the roof
- Large areas of exposed or wet foam
- Sagging or soft decking
The tile roof middle option
If the tile is sound but the underlayment is done, you do not need a new tile roof. You need new underlayment under your tile. It performs like a new roof and reuses the tile you already paid for.
Most West Valley "replacements" are this job.
Money questions
Insurance covers sudden storm damage, not wear (Arizona Department of Insurance). Financing is available from 10X Roofing Advantage if a replacement is the answer. And the inspection and written estimate are free, so getting both numbers costs nothing.
Sources
- Azul Roofing, How Long Will a Tile Roof Last in Arizona: https://www.azulroof.com/blog/how-long-will-a-tile-roof-last-in-arizona
- Phoenix Roofing and Repair, How Long Does a Roof Last in Arizona? (By Material): https://phoenixroofingandrepair.com/roofing-guides/how-long-does-roof-last-arizona/
- Arizona DIFI, Homeowners Insurance, Storms & Disasters: https://difi.az.gov/consumers/homeowners-insurance
Written by the 10X Roofing Advantage team, Glendale, AZ. Reviewed by {{REVIEWER}}. Published {{PUBLISHED}}. Last updated {{UPDATED}}. 10X Roofing Advantage is licensed under Arizona ROC #355299 and has roofed in Phoenix for 20 years.