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How To Know If You Need A New Roof

Jim Bernardine

The son of a highly successful REALTOR in the region, Jim grew up around Main Line real estate...

The son of a highly successful REALTOR in the region, Jim grew up around Main Line real estate...

Feb 8 5 minutes read

Home 101: How To Know If You Need A New Roof

Raising the roof is one thing, but deciding whether to repair or replace it can be tricky. [SPONSORED]

0By Updated September 5, 2017
Home 101: How To Know If You Need A New Roof

Knowing when to repair or replace your roof isn’t always an easy decision.

If you find a single, isolated leak that only affects a small section of your roof, repair is often the better choice. If you have an old or deteriorated roof, replacement may be necessary. But when the extent of the damage is unknown, the question of whether to repair or replace comes down to your roofing material.

The five most popular roofing materials for residences are asphalt, metal, slate, tile and wood. Based on the type of roof you have, there are a few things to consider when deciding between roof repair and roof replacement.

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Asphalt Shingles

Asphalt shingles are a popular, inexpensive roofing material. But not all asphalt is created equal. In fact, it’s best to avoid inexpensive shingles. Cheap asphalt shingles won't withstand sun exposure, rapid temperature changes or other extreme weather events. It’s a good idea to opt for durable and higher quality asphalt shingles.

Asphalt shingle roofs usually come with guarantees of 20 to 50 years. It's typically in your best interest to invest in a longer guarantee up front, rather than having to buy an entirely new roof after a shorter warranty expires.

Asphalt tiles are inexpensive and easy to replace, but they tend to age far more quickly than other roofing materials. Fortunately, the cost-effective nature of asphalt makes whole-roof replacements less expensive than a single installation of more expensive roofing materials.

Average Repair Cost: $250

Average Replacement Cost: Depending on the size of the roof and the quality of materials, professional installations can cost between $1,700 and $8,400.

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Thanks to major advances in design and construction, today's metal roofs are an elegant, durable and increasingly popular choice for homeowners.

Metal roofs, while expensive, are known for their durability. In fact, most come with a 30- to 50-year warranty. If properly galvanized, metal roofs are also rot-proof and resistant to rust.

If your metal roof requires regular repairs, it may need to be replaced. In the event of minor weather damage, quick repairs should address the problem.

Average Repair Cost: $300

Average Replacement Cost: $7,570

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Slate roofing’s high-end looks make it a popular choice for many homeowners. Slate is a relatively brittle material, and individual tiles may break from time to time. With that being said, slate tiles as a whole can last for over 50 years.

With a slate roof, replacement is almost never the best choice. Unless your roof is more than 70-years-old, there's a good chance that extensive repairs will be a better investment than a total replacement.

Average Repair Cost: $530

Average Replacement Cost: It will cost between $17,000 and $84,000 to install slate on a 2,000-square-foot home. For homes that are 3,000-square-feet or more, costs can range from $27,000 to $120,000. The location and complexity of the job can also affect costs.

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Tile roofing is expensive to install, but it will last much longer than most materials. Tile roofing performs better under harsh conditions than other roofing materials and acts as a great insulator as well. Energy-efficient roofing will help you keep your home warmer in the winter and cooler in the summer.

Average Repair Cost: $350

Average Replacement Cost: $11,761

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Wood roofing is aesthetically pleasing, but it comes at a higher cost and requires more maintenance than other materials. Wood roofing’s short lifespan and regular upkeep have reduced its popularity, but many design-focused homeowners still find wood to be a suitable material.

Consider replacing your wood roofing with a durable and cost-effective material if it’s in need of more than just a minor repair.

Average Repair Cost: $360

Average Replacement Cost: A natural wood roof can cost $6,800 to $20,000 to replace. Simulated and composite wood shingles run from $12,600 to $18,900.

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