Do I Need a New Roof or Just Repairs?

This is one of the most common questions I get. A lot of people assume a leak means they need a whole new roof. Usually it doesn't. Most leaks come from one spot, like flashing at a chimney, a few missing shingles, or an open seam on a flat roof, and fixing that spot solves the problem. But sometimes a roof really is worn out, and patching it just keeps costing you. Here's how to tell which side you're on.

Signs a repair is probably enough

Repairs usually make sense when the damage is in one area and the rest of the roof still has life in it:

• A few missing or damaged shingles, often after a windstorm
• Loose or rusted flashing around a chimney, vent, dormer, wall, or skylight
• One leak in one spot, with the rest of the ceilings dry
• An open seam or clogged drain on a flat rowhome or porch roof
• A few cracked or slipped slates on an older slate roof
• A small soft spot at the roof edge from overflowing gutters

Old stains on a ceiling don't always mean an active leak, either. Sometimes they're from a problem that was already fixed. It's worth noting them and checking after the next hard rain.

Signs a replacement may make sense

Sometimes the honest answer is that the roof has reached the end. These are the things that push me toward recommending a replacement:

• Wear across the whole roof. Curling, cracking, or bald shingles on every slope, not just one area.
• Soft decking in many spots. If the wood under the shingles is spongy in several places, the problem goes beyond a patch.
• Leaks showing up in different places with every storm.
• Repairs piling on repairs. If a roof has been patched over and over and still leaks, more patches aren't going to change that.
• Age. Every material wears out eventually. Our roof lifespan page covers how long different roofs tend to hold up in Baltimore weather.

The middle ground: replacing one section

It doesn't always have to be all or nothing. If the damage is limited to one slope, a porch roof, or one section of a flat roof, replacing just that part can make sense. Slate roofs especially are often worth repairing piece by piece for a long time. On shingle roofs, we can replace damaged areas with shingle replacement instead of redoing the whole house.

How we help you decide

When we come out, we look at the roof, the flashing, the gutters, and the attic if we can get to it. We take pictures and show you what we found. Then we tell you straight: here's what's wrong, here's what we'd fix, and here's whether we think the roof has more years in it. No scare talk.

Most of what we do is repairs. If a repair will do the job, that's what we'll recommend. You can see more on our roof repair page.

A few questions to ask any roofer

• Can you show me pictures of the problem?
• Is this damage in one area or across the roof?
• Is the wood underneath soft?
• If I just repair it, what should I keep an eye on?

If you're not sure what you're looking at, text your address and a few pictures to 443-900-4815 or give us a call. MHIC #154344.