Repair or Replace Your Roof?
Answer six questions and get a recommendation, with what the repair and a full replacement would typically cost for your roof.
Repair or replace? Decision tool
When to repair and when to replace
| Situation | Usually | Why |
|---|---|---|
| Young roof, one leak at flashing or a vent | Repair | Local problem; typical fix $150–$1,000 |
| A section of one slope damaged | Repair if under about 15 years | Moderate repairs run $1,000–$3,000 |
| 25%+ of the roof or several slopes damaged | Replace | Major repairs run $3,000–$6,000+ and patching rarely holds |
| Curling, cracking or granule loss everywhere | Replace | Wear is roof-wide |
| Roof past its typical life | Replace | Repairs buy little time |
| Selling within a few years, minor damage | Repair | Keeps the roof watertight at the lowest cost |
Repair ranges come from the roof repair cost page; replacement ranges from the roof replacement cost calculator. After a storm, see hail damage roof cost.
| Material | Typical life | Replacement, installed per sq ft |
|---|---|---|
| Architectural asphalt shingles | 20–30 years | $4–$9 |
| 3-tab asphalt shingles | 15–20 years | $3.5–$6.5 |
| Metal (standing seam) | 40–70 years | $10–$18 |
| Concrete or clay tile | 50–100 years | $7–$19 |
| Natural slate | 50–100 years | $15–$30 |
| Wood shake | 20–35 years | $7–$15 |
| Flat / low-slope membrane | 15–25 years | $3–$11 |
Lifespans are typical ranges; climate, ventilation and installation move them a lot. The tool scores roof age against that range, the size and type of damage, and how long you plan to stay, then prices both options from the national ranges above.
Sources
- Repair costs: HomeGuide, How Much Does Roof Repair Cost? (2026), updated February 2026.
- Replacement costs per sq ft: the published 2026 cost guides listed on roof replacement cost.
Frequently asked questions
Is it better to repair or replace a roof?
Repair when the damage is local and the roof has years left. Replace when more than about 25% is damaged, the repair is over about $3,000, wear is roof-wide, or the roof is near the end of its life.
How old is too old to repair a roof?
Asphalt shingles usually last 15–30 years, metal 40–70 and tile or slate 50–100. Once a roof is inside or past that range, repairs tend to buy little time.
How much does it cost to repair vs replace a roof?
Repairs typically run $150–$1,000 (minor), $1,000–$3,000 (moderate) or $3,000–$6,000+ (major). Replacing an architectural shingle roof runs about $4–$9 per sq ft installed.
Should I replace my roof before selling?
Not always. A sound repair is often enough for a sale, but buyers' inspectors flag old roofs, and some insurers will not cover very old roofs.
Last reviewed 2026-10-30. Results are estimates for planning; confirm quantities with your supplier and requirements with your local building code and the manufacturer's instructions.