Your roof is showing signs of wear. Maybe there's a leak, some missing shingles, or your roof just looks old and tired. The big question: should you repair it or replace the whole thing? This guide will help you make that decision with confidence.
What We'll Cover
The Age Factor: How Old Is Too Old?
Every roofing material has an expected lifespan. Knowing where your roof falls in its lifecycle is the first step in making this decision.
| Material | Expected Life | Consider Replacing At |
|---|---|---|
| 3-Tab Asphalt Shingles | 15-20 years | 12-15 years |
| Architectural Shingles | 25-30 years | 20-25 years |
| Cedar Shake | 20-30 years | 15-20 years |
| Metal Roofing | 40-70 years | 30-50 years |
| Tile/Slate | 50-100+ years | 40-75 years |
The 80% Rule: If your roof has used up 80% or more of its expected lifespan and needs significant repairs, replacement usually makes more financial sense.
Signs Your Roof Can Be Repaired
Many roof problems can be fixed without a full replacement. Here are situations where repair is typically the right call:
Good Candidates for Repair
- Minor leak in one area
- A few missing or damaged shingles
- Damaged flashing around chimney or vents
- Localized moss or algae growth
- Clogged or damaged gutters
- Roof is less than 15 years old
Typical Repair Costs
- Minor leak repair: $150 - $400
- Shingle replacement (small area): $200 - $500
- Flashing repair: $200 - $600
- Moss treatment: $250 - $500
- Valley repair: $400 - $1,000
Signs You Need a Full Replacement
Some roof problems are too extensive for repair, or repairing would only delay the inevitable. Here's when replacement makes more sense:
Warning Signs Requiring Replacement
Widespread shingle damage - More than 30% of shingles are curling, cracking, or missing granules
Multiple leaks - Water intrusion in several areas indicates systemic failure
Sagging roof deck - Visible dips or sags mean structural damage underneath
Daylight through roof boards - If you see light from the attic, you have serious problems
Extensive moss damage - When moss has lifted shingles and compromised the underlayment
Previous layer already present - If there's already a second layer, you must tear off
Age + any issues - Roof is 80%+ through its lifespan and showing problems
Cost Comparison: Repair vs. Replace
The math isn't always straightforward. Here's how to think about the financial decision:
The 25% Rule
If repairs would cost more than 25% of a full replacement, and your roof is past the halfway point of its lifespan, replacement usually makes more sense financially.
Full Replacement Costs (Seattle Area)
For an average 2,000 sq ft home:
3-Tab Asphalt: $8,000 - $12,000
Architectural Shingles: $12,000 - $18,000
Metal Roofing: $18,000 - $30,000
Cedar Shake: $20,000 - $35,000
Hidden Costs to Consider
When comparing repair vs. replacement costs, remember that repairs may need to be repeated. Three $1,500 repairs over five years = $4,500 spent, plus you still have an aging roof. A $15,000 replacement that lasts 30 years may be the better investment.
Pacific Northwest Considerations
Our climate creates unique challenges that affect the repair/replace decision:
Moss and Moisture
Seattle's damp climate means moss is a constant battle. Light moss can be treated, but if it's lifted shingles or grown under them, the damage may be too extensive to repair. Moss prevention (zinc strips) should be part of any replacement.
Cedar Shake Challenges
Many older Seattle homes have cedar shake roofs. While beautiful, they require more maintenance in our climate. If your cedar shake is failing, consider whether you want to replace with cedar (expensive, high maintenance) or convert to composition (more affordable, lower maintenance).
Storm Damage
We get periodic windstorms that can damage roofs. If storm damage is limited to one area, repair makes sense. But if the storm revealed underlying weakness throughout the roof, replacement might be smarter—especially if insurance is involved.
Timing Matters
In Seattle, you can do roof work year-round, but late spring through early fall is ideal. If your roof is borderline and it's October, you might do a temporary repair to get through winter and replace in spring. Never delay emergency repairs, but full replacements can sometimes be timed for better weather.
Making the Final Decision
Choose Repair If:
Damage is isolated to one area
Your roof is less than 50% through its expected life
Repair cost is less than 25% of replacement
The underlying structure is sound
You plan to sell within 5 years (repair may be enough)
Choose Replacement If:
Damage is widespread across the roof
Your roof has reached 80%+ of its expected lifespan
You've already done multiple repairs
The deck or structure shows damage
You plan to stay in your home long-term
Energy efficiency is a priority (new roofs insulate better)
When to Get a Professional Opinion
This guide gives you a framework, but every roof is different. A professional inspection can reveal problems invisible from the ground—and a good roofer will tell you honestly whether you need a replacement or just repairs.
Not Sure What Your Roof Needs?
We offer free roof inspections with detailed photos and honest recommendations. We'll tell you exactly what your roof needs—even if that's just a minor repair or nothing at all.
Schedule Free Inspection