Should I Repair My Roof or Replace It?
It is the question I hear most, and the honest answer is: it depends on the roof, not on what anyone wants to sell you. Here is how I think about it when I am standing on one.
Repair is enough when the damage is local
A repair makes sense when the problem is in one place: a leak at a flashing or a corner, a small section of failed membrane, a few damaged shingles, a vent boot gone bad. Fix the spot properly, and the rest of the roof still has years in it.
Replacement is the right call when the problem is the roof itself
- The decking is rotted through. Soft, spongy decking or decking that crumbles means the structure under the roof has failed. No surface repair fixes that — the roof has to come off so the deck can be replaced.
- Leaks keep coming back in the same place. A leak that has been patched twice and returns is telling you the failure is bigger than the patch.
- The membrane or shingles are at the end of their life. A TPO roof lasts roughly 20 to 30 years when it is installed right over sound decking. Past that, repairs become a treadmill.
- Storm damage is widespread. Hail or wind damage across multiple slopes usually means replacement, and it is usually an insurance conversation.
What a free inspection actually settles
On an inspection I photograph what I find — the decking, the flashing, the membrane or shingles — and then I give you a plain-language answer: repair, replace, or nothing needed yet. Sometimes the answer is "nothing needed," and I would rather tell you that than sell you a roof you do not need.
If you are weighing this decision anywhere in San Antonio — Alamo Heights, Terrell Hills, Stone Oak, Sonterra, Shavano Park, Olmos Park or anywhere else I work — call me at (210) 800-4875 and I will come look, free.
Related notes: 7 hail damage signs homeowners miss · TPO flat roofs: when a patch is not enough
Free on-roof inspection with photos of what I find — and a straight answer on repair or replace.
Call Roy Marin at (210) 800-4875