Should You Repair or Replace Your Roof?

It’s one of the most common questions homeowners face: “Do I just repair my roof, or is it time to replace it altogether?”

The answer depends on a few key factors: the age of your roof, the extent of the damage, and your long-term plans for your home. Choosing the right path can save you thousands and give you peace of mind.

Here’s a guide to help you decide whether repair or replacement makes the most sense.

When Roof Repairs Are Enough

Repairs are often the best choice when:

• Damage is minor and localized
  
  • A few missing shingles, cracked tiles, or small flashing issues.
• Your roof is fairly new
  
  • Shingle roofs under 10 years old or tile roofs with solid underlayment.
• Leaks are small and caught early
  
  • A single leak around a vent or chimney can often be fixed quickly.
• You’re on a short timeline
  
  • If you’re selling soon, repairs may get you through the transaction without full replacement.
    

Cost range for repairs in Southern California: $350 – $2,500, depending on the type and extent of damage.

When Roof Replacement Is the Better Choice

At some point, repairs just aren’t cost-effective. Replacement makes more sense when:

• The roof is nearing the end of its lifespan
  
  • Shingles: 20–30 years
  • Tiles: 40–50+ years (but underlayment often needs replacement sooner)
  • Flat roofs: 15–25 years
• Leaks are widespread or recurring
  
  • Multiple leaks often indicate deeper issues with underlayment or decking.
• There’s major storm or structural damage
  
  • Sagging, widespread broken tiles, or large missing sections.
• Repair costs are stacking up
  
  • If annual repairs add up to 20–30% of replacement cost, it’s smarter to invest in a new roof.
    

Cost range for replacements in Southern California: $10,000 – $30,000+, depending on material and size.

Key Questions to Ask Yourself

• How old is the roof?
  
  • If it’s near its expected lifespan, replacement is usually the smarter investment.
• How long will I stay in this home?
  
  • Short-term: Repairs may buy time.
  • Long-term: Replacement gives peace of mind and adds resale value.
• What’s my budget?
  
  • Repairs are cheaper now, but replacement may save more in the long run.
• Am I selling soon?
  
  • Buyers often worry about older roofs. A new roof can boost value and speed up closing.

Repair vs. Replace Comparison