Start with what you're seeing
Nobody can diagnose a roof from the ground, including you. But what you've noticed usually points one way or the other, and it tells the roofer where to look.
| What you're seeing | What it usually points to |
|---|---|
| One leak, in one spot | Often a repair. Ask where the water is getting in and whether the rest of the roof is sound. |
| A few shingles lost in a storm | Usually a repair. Ask how closely new shingles will match. |
| The same leak keeps coming back | Could go either way. Ask whether the source was ever found and how this fix differs from the last one. |
| Curling, bald or cracked shingles all over | Often replacement. Ask for both prices and what a repair would leave unfixed. |
| Sagging, soft spots or daylight in the attic | Likely replacement, including decking. Ask how much decking they expect to replace and how it's priced. |
When a repair makes sense
- The problem is in one area, with a clear cause
- The rest of the roof is in reasonable shape for its age
- It's the first repair, not the fourth
- You're planning to sell soon and the roof isn't near the end of its life
When replacement makes sense
- Damage is spread across several areas or slopes
- Repairs are becoming a yearly event
- The decking is soft or sagging
- You're staying for years and want one job done properly, with ice protection and ventilation brought up to date
An illustrative example
Illustrative only, not a quote
A 24-year-old roof needs a $900 flashing repair this spring, and a different leak appeared last winter. Repairing both might cost $1,500 or more this year, with more likely to follow. A replacement in the $9,000 to $12,000 range costs far more today, but resets the clock. Neither answer is automatically right. It depends on how long you'll stay and what the roofer finds.
Ask for both options in writing
If repair and replacement are both realistic, ask the roofer to price each one. Compare what each fixes, what it leaves, and any warranty that comes with it. The lowest number today is only part of the picture. Replacement costs are covered on the replacement page, repair costs on the repair page.
Common questions
How long does a roof last in Michigan?
Asphalt shingle roofs commonly last roughly 15 to 30 years here, depending on the shingle, the attic ventilation and how exposed the roof is. Basic 3-tab shingles tend to be at the shorter end; architectural shingles at the longer end.
Is there an age when a roof should always be replaced?
No. Age tells you what to expect, not what to do. A well-ventilated 25-year-old roof with one bad flashing joint may only need a repair. A 15-year-old roof with widespread damage may not be worth patching.
Should I get a second opinion?
For a full replacement, it's reasonable. Compare the scope line by line, not just the totals.
