When a repair is usually enough
If the roof is still in the middle of its life and the damage is limited to one area, a repair is usually the right call. A small number of missing or lifted shingles after a wind storm, a leak around a single vent, pipe boot or chimney, or damaged flashing in one spot can all be fixed without replacing the roof.
The key word is limited. One problem in one place, on a roof that is otherwise lying flat and holding its granules, is a repair.
Signs it is time to replace
- The roof is near or past the end of its expected life
- Shingles are curling, cracking or losing granules across large areas, not just one spot
- Leaks keep coming back in different places
- The decking feels soft or spongy, or you see sagging
- Daylight shows through the roof boards in the attic
- Repairs have become a yearly expense
- You are planning to sell and the roof will come up on the buyer's inspection
Why age matters so much
Shingles do not fail one at a time. Hudson Valley winters, with freeze and thaw cycles, ice dams and heavy snow, wear the whole roof down together. On an older roof, fixing one leak often means the next one is already on its way somewhere else.
If you do not know how old your roof is, check your closing paperwork or town building permits, or ask us during the inspection. The age changes the answer more than anything else.
What a good inspection should give you
A real inspection checks the shingles, flashing, vents, pipe boots, gutters and, where we can get in, the attic. You should come away with photos of what was found and a straight answer on repair versus replacement, not just a quote for the most expensive option.
Our roof inspections are free, and we show you the photos so you can see the problem yourself. If a repair will do the job, we will tell you.
Do not wait through a winter
A small leak in the fall turns into rotted decking, wet insulation and stained ceilings by spring. If you are seeing water, stains or missing shingles, get it looked at before the snow, whether it ends up being a repair or a replacement.
