Repair or Replace? The 2-Minute Roof Check
Nine questions, no sign-up. You can answer most of them from the ground and the attic. The result tells you whether a repair is probably enough, whether it's a close call, or whether replacement is likely, and why.
Your roof check
This is a quick triage, not an inspection. It can't see hidden rot, flashing details or code issues. Use it to decide what to ask a roofer, not instead of one. Nothing you enter leaves your browser.
How the roof check decides
Each answer adds points for wear. Age counts against the typical life of your roofing material, so a 25-year-old metal roof scores as young and a 25-year-old 3-tab roof scores as past its range. Leaks, worn surface, damage on several slopes, a damp attic and an existing second layer add more. A sagging deck skips the scoring and goes straight to "get it looked at soon," because it can mean structural damage.
| Wear score | Result | What it usually means |
|---|---|---|
| 0 to 1 | Your roof looks healthy | Routine maintenance only |
| 2 to 4 | A repair is probably enough | A localized problem on a roof with life left |
| 5 to 7 | Close call: get an inspection | Repair may buy a few years; price both options |
| 8 or more | Replacement is likely | General wear, widespread damage, or an old roof with leaks |
Typical roof life by material
| Material | Typical service life |
|---|---|
| 3-tab asphalt shingles | 15 to 20 years |
| Architectural asphalt shingles | 20 to 30 years |
| Metal panels or shingles | 40 to 70 years |
| Clay or concrete tile, or slate | 50 to 100 years |
| Wood shakes or shingles | 20 to 35 years |
| Flat or low-slope membrane | 15 to 25 years |
These are rough planning ranges. Hot sun, poor attic ventilation, heavy tree cover and a sloppy install all shorten them. The manufacturer's warranty length isn't the same thing as the expected life. For more on each material, see roofing material choices.
Signs a repair is usually enough
- One leak around a chimney, vent, skylight or plumbing pipe. These are flashing and boot problems, not shingle problems.
- A few shingles blown off in a storm on an otherwise flat, even roof.
- The roof is well within its typical life, and the damage is on one small area.
Signs it's time to replace
- Shingles curling, cupping or cracking across whole slopes, or bald patches where the granules are gone.
- Leaks in several places, or leaks that keep coming back after repairs.
- Sagging ridges or soft spots in the deck.
- The roof is at or past its typical life and you're spending on repairs every year.
- New shingles won't match: on an older roof, a patch can stand out, and some products are discontinued.
What it might cost
A repair is often a few hundred dollars to a couple of thousand, depending on what's wrong and how easy the roof is to get to. A full replacement is usually far more. Get a planning range for your roof size and material with the roof replacement cost estimator, and when the bids come in, use your roofing estimate, explained to compare them line by line.
After a storm
If hail or wind did the damage, take dated photos before anything is fixed, and read your policy or call your insurer before you sign with a roofer. Be careful with door-to-door crews who show up right after a storm, especially anyone who offers to cover your deductible.
The roof check is general information for planning. It is not a roof inspection, and it is not insurance or contracting advice.
Frequently asked questions
How do I know if my roof needs to be replaced or repaired?
Look at age, leaks and how widespread the wear is. A single leak or a few damaged shingles on a roof with life left is usually a repair. Widespread curling, cracking or granule loss, leaks in several places, a sagging deck, or a roof at the end of its typical life usually point to replacement.
How long does a roof last?
Roughly 15 to 20 years for 3-tab asphalt shingles, 20 to 30 for architectural shingles, 40 to 70 for metal, and 50 or more for tile and slate. Climate, ventilation and installation quality move these a lot.
Can you repair just part of a roof?
Yes. Leaks at flashing, vents and pipe boots, and small areas of missing shingles, are routinely repaired. On an older roof the new shingles may not match, and patching makes less sense once wear is widespread.
Is a sagging roof an emergency?
It should be looked at soon. Sagging can mean rotted decking or a framing problem, so have a roofer inspect the roof and attic before anyone walks on it.
Can I put a new roof over the old one?
Often only if there is just one existing layer, and codes generally don't allow a third layer. See the guide on shingling over an old roof.
Last reviewed 2026-10-10. Results are estimates for planning; confirm quantities with your supplier and requirements with your local building code and the manufacturer's instructions.