Should I repair or replace my roof?
Not every leak means a new roof, and not every roofer who says so is being straight with you. These are the same checks we use, so you can make the call with some confidence and know what to ask.
Updated
| What you see | Repair | Replace |
|---|---|---|
| Roof age | Under about 15 years | Over about 20 years |
| Shingles | Flexible, lying flat | Curling, brittle, bald |
| Leaks | One known spot | Several, or they keep moving |
| Damage | One slope or small area | Spread across slopes |
| Deck | Solid | Soft or sagging |
| Cost | Under about a third of a new roof | Repairs adding up every year |
Start with roof age
In Pittsburgh's freeze-thaw weather, a typical architectural shingle roof lasts about 20 to 30 years. Older 3-tab shingles last more like 15 to 20. South and west slopes wear out first, because they take the most sun. If you don't know how old your roof is, check the paperwork from when you bought the house, ask a neighbor or have someone count the layers.
| Roof type | Typical life here | Signs it is finished |
|---|---|---|
| 3-tab shingles | 15 to 20 years | Curling tabs, bare spots |
| Architectural shingles | 20 to 30 years | Cracks, heavy granule loss |
| EPDM or TPO flat roof | 20 to 30 years | Open seams, wet insulation |
| Standing seam metal | 40 to 70 years | Failed coating, loose panels |
| Slate | 75 years or more | Soft, flaking slate across slopes |
What to look for from the ground
You don't need to climb up there. A pair of binoculars and a walk around the house will tell you a lot. Look at each slope and write down what you see.
- Shingles that curl up at the edges or cup in the middle
- Dark streaks, bald patches or missing tabs
- Granules collecting at the bottom of downspouts
- Sagging along the ridge or between rafters
- Lifted metal around chimneys and walls
- Moss on shaded slopes
What to look for in the attic
Take a flashlight into the attic on a bright day and turn it off for a moment. Any pinholes of daylight in the deck are worth a closer look. Then look for dark rings on the boards, wet or flattened insulation and rusty nail points. On a cold day, frost on the nails usually means warm, damp air is getting up there, and that is a ventilation problem and not a leak.
Do the bend test
On a warm day, a roofer can gently lift the corner of a shingle. If it bends, it can take a repair. If it cracks, the asphalt has dried out, and a repair will just start a new tear. That one check often settles the question.
The one-third rule of thumb
If a repair costs less than about a third of a new roof and the roof has at least 5 years left, repair it. If repairs are costing you every year, that money would be better going toward a roof replacement. For prices, see our asphalt roof cost guide.
For example, a $700 roof repair on a 12-year-old roof is an easy yes. A $3,000 repair on a 24-year-old roof that has already leaked twice is usually money you would rather put toward a new one.
When a leak does not mean a new roof
Most leaks come from a small failure: a cracked pipe boot, bad chimney flashing, an opening where a wall meets a roof. Replacing the entire roof without fixing the flashing can even leave the leak in place. Have the source traced first. Our roof leak repair page lists where Pittsburgh roofs usually leak.
Slate, flat and metal roofs
The rules are different for other roof types. Slate roofs should almost always be repaired unless the stone itself is soft across most of the roof. Flat roofs can be repaired if the layers below are dry, but wet insulation means replacing. Metal roofs usually need fastener, sealant or flashing work, and rarely need replacing.
Selling soon, or staying for years
If you are selling within a couple of years, a solid repair and a written roof inspection are often enough, unless the roof is visibly at the end of its life. Buyers' inspectors will flag that, and it usually costs you more in negotiation than the roof would have. If you are staying, replacing it before it starts leaking protects your ceilings and lets you pick your timing.
Replacing only part of a roof
Replacing one bad slope can work when a roof has clearly worn unevenly, such as a south-facing rear slope. The downsides are a color mismatch and a joint at the ridge. It rarely makes sense when the whole roof is about the same age.
Questions to ask before you decide
An honest roofer won't mind any of these. If you want a second look, we are happy to check the roof and tell you what we find.
- Can you show me photos of the damage?
- How many years does this roof have left?
- What will this repair not fix?
- If I repair it now, what should I watch for?
- What would a full replacement cost, for comparison?
- Is the deck sound under the shingles?
Common questions
How do I know if I need a new roof on my house?
Curling or cracked shingles, bald spots, granules in the gutters, leaks in more than one place and a roof over 20 years old are the main signs.
How often should a roof be replaced?
Around Pittsburgh, every 20 to 30 years for architectural shingles and less for 3-tab. Slate and metal can last far longer.
How long does a roof last?
About 20 to 30 years for a shingle roof here, with good ventilation. Roof type, sun exposure and installation all affect that.
How long does a shingle roof last?
About 20 to 30 years for architectural shingles in our climate. Poor ventilation and bad installation can cut that short.
Should I replace my roof after 20 years?
Not automatically. Have it checked. Some 20-year-old roofs have several years left, and others are done.
Is shingle granule loss normal?
Some is. New shingles carry extra granules that wash into the gutters in the first months, and IKO says losing those does not shorten the roof's life. On an older roof, bare patches where the black asphalt shows through mean the shingles are wearing out and are a sign to plan a replacement.
Should I replace my roof before selling?
If it is clearly worn out, it often pays to, since buyers will discount the house anyway. If it still has life, a repair may be enough.
Can I replace my roof in sections?
Yes, one slope at a time can work if that slope is the only bad one. It rarely saves money when the whole roof is aging together.
Can a roof last 30 years?
Yes. A well-installed architectural shingle roof with good attic ventilation can reach 30 years here. Slate and metal can go much longer.
Can a roof last 40 years?
Asphalt shingles rarely do in our climate. Standing seam metal and slate can comfortably last that long.
When to repair a roof?
When the damage is limited, the shingles are flexible and the roof still has years left. Fixing small problems early keeps them from getting expensive.
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