Roof Repair vs Replace
A $1,500 repair or a $12,000 roof? The answer is math, not gut feel: damage share, roof age, and the 30% rule. Work it here before any contractor visits.
The decision in 60 seconds
| Signal | Repair | Replace |
|---|---|---|
| Damage extent | Under ~25% of roof | Widespread or multi-slope |
| Roof age (asphalt) | Under ~15 years | Over ~20 years |
| Decking | Sound, dry | Soft spots, sagging, rot |
| Repair quote vs replace quote | Under ~30% | Over ~30% |
| Layers already on | One layer | Two layers (no more overlays) |
What repairs actually cost
- Minor leak / flashing fix: $500–$1,000
- Partial slope re-shingle: $1,000–$2,500
- Skylight/chimney re-flash: $750–$1,500 each
- Full replacement: $8,000–$20,000+ (see our replacement cost guide)
How to get an honest assessment
- Get three opinions, not three sales pitches. Ask each roofer: "What would you do if this were your rental property?" — it reframes toward economics.
- Demand attic photos. Honest roofers photograph decking, flashing, and ventilation from inside. Refusal is information.
- Separate storm damage. If hail/wind is involved, an insurance adjuster — not a contractor — should scope it first. Never sign contingency agreements at the door.
- Check ventilation. Premature shingle death is often a ventilation problem wearing a roofing costume. Ridge + soffit airflow extends any roof's life.
Selling within 5 years? A documented newer roof returns strongly at resale and removes inspection fights. A patched 22-year-old roof becomes the buyer's $15,000 negotiation club.
Quick answers
Repair or replace?
Repair localized damage on younger roofs; replace widespread damage, old roofs, or repairs over ~30% of replacement.
What does each cost?
Repairs $500–$2,500; replacement $8,000–$20,000+. Get three written quotes either way.