When should I replace a leaking roof?
A leaking roof should be replaced if leaks are frequent, widespread, or if repairs exceed 25% of the total roof cost. Key indicators include shingles that are curling, cracked, missing, or losing granules, along with visible roof sagging, damaged flashing, or an age exceeding 15–20 years.
Key Indicators for Immediate Replacement
- Persistent or Multiple Leaks: If repairs don’t fix the issue, or if leaks appear in several areas, the underlying deck is likely damaged.
- Severe Shingle Damage: Widespread curling, cupping, or missing granules indicate the shingles are at the end of their life.
- Sagging Roofline: A sagging deck indicates trapped moisture, structural damage, or severe rotting.
- Age: Asphalt shingle roofs generally last 15–20 years; beyond this, they become brittle and prone to failure.
- Damaged Flashing: If the metal flashing around chimneys or valleys is broken or pulling away, it causes severe leaks.
When to Repair vs. Replace
- Repair: Isolated leaks, damage from a small, contained storm, or minor issues on a young roof.
- Replace: If over 25% of the roof is damaged, the roof is near the end of its lifespan, or repair costs are approaching the cost of a new roof.
It is recommended to have a professional inspection every 1–2 years or after major storms to determine the extent of the damage.
Also check your plumbing to make sure that your leak is not caused by an overhead waterline in the ceiling or attic space.
