Re-roof or repair? How to decide
Repair when the damage is in one spot and the roof still has plenty of life left. Re-roof when problems are spread across the roof, keep coming back, or the roof is near the end of its expected life. The age of the roof and how widespread the damage is decide it.
When a repair makes sense
- A leak traced to one spot, like a flashing around a vent or chimney.
- A handful of missing, cracked or slipped shingles or tiles after a storm.
- A roof that is well inside its expected lifespan.
When a re-roof is the better money
- Leaks in more than one place, or the same leak coming back after repairs.
- Curled shingle edges or cupped tabs across large areas.
- Bald spots where granules are gone.
- Widespread cracked shingles, or algae and moss streaks across the roof.
- A roof near the end of its lifespan. As materials age they break down, and patching gets expensive fast.
How long roofs typically last
| Roof type | Typical lifespan |
|---|---|
| Asphalt shingle | Up to about 25 years |
| Wood shingle and shake | 20+ years with good care |
| Concrete tile | About 50 years on average |
| Clay (terracotta) tile | Up to about 50 years |
| Aluminum or steel | 50+ years |
| Copper or zinc | 100+ years |
| Slate | 50 to 200 years, depending on the slate |
Tile itself often outlasts the underlayment beneath it. On tile roofs the layer under the tiles is usually what fails first.
Overlay or tear-off
There are two ways to re-roof. An overlay adds a new layer of shingles over the old one. It costs less and goes faster, but it hides any damage to the deck below and doesn’t last as long. A tear-off removes the old roof down to the deck, so damaged decking and leaks get fixed properly and the new roof lasts longer. Building codes limit how many layers a roof can have, so an older roof that has already been overlaid will need a tear-off.
Tile roofs often get a third option: the tiles are lifted, the worn underlayment is replaced, and the good tiles go back on.
Permits and code
In California, a re-roof usually needs a building permit, while small repairs often don’t. A re-roof may also have to meet the state’s energy code, which can require cool-roof materials in some cases. Requirements vary by city, so check with your building department, or let your contractor pull the permit.
How we approach it
We inspect and measure the roof first, then give you a written estimate and the options that suit your home. During the job we set up safely, clear and clean the roof, install the new roof with strict quality control, and inspect it when we’re done. Read more in what re-roofing means.
Quick answers
Should I repair or replace my roof?
Repair when the damage is limited to one area and the roof has plenty of life left. Replace when problems are widespread, keep coming back, or the roof is near the end of its expected lifespan.
How long does an asphalt shingle roof last?
Typically up to about 25 years. Concrete and clay tile roofs commonly last around 50 years, and metal roofs 50 years or more.
Do I need a permit to re-roof in Orange County?
Usually yes. In California a re-roof generally needs a building permit, while small repairs often don't. Check with your city's building department.
Is a roof overlay a good idea?
An overlay costs less and goes faster, but it hides deck damage and doesn't last as long as a tear-off. Codes also limit how many layers a roof can have.
Ready to start your project?
Call us or send a message and we’ll come out with a free, accurate estimate.