Roof repair or replace — what the numbers say
The decision comes down to age against typical life, the repair quote against a full replacement, and whether it keeps failing. Asphalt shingles typically last about 20 years (3-tab) to 30 years (architectural). Past roughly two-thirds of that, and with a repair over half the cost of replacing, replacement usually wins. Enter your numbers below for a verdict.
Typical service life used: 20–30 years (cited below).
Tell us the age, repair quote, and replacement cost for a verdict.
When to call a pro
- • Any diagnosis that involves gas, combustion, refrigerant, or the heat exchanger — get a licensed technician.
Age is the first gate
An architectural asphalt roof typically lasts around 30 years; 3-tab around 20 (InterNACHI). Widespread granule loss (granules in the gutters), curling, or many missing tabs on a roof near its life expectancy is a replace signal, not a patch signal.
A young roof with a localized problem — a few wind-blown shingles, one leaking flashing — is usually a repair, even if a contractor pitches a full replacement.
The 50% rule, honestly labeled
If a repair costs more than about half of a full replacement, replacement usually wins — you're paying half the price for a fraction of the life. That 50% line is a OurHomeSays rule of thumb, not a code or an official standard; it's a decision aid, not a law.
When to call a professional
- • Get the roof inspected (from the ground or by a pro with fall protection) before deciding — don't walk a steep or wet roof yourself.
- • Get at least two written quotes; a real quote beats any national estimate.
Common questions
- Should I replace a roof that isn't leaking?
- If it's near the end of its life with widespread wear, replacing before it fails avoids interior damage. If it's mid-life and sound, there's no need to replace early.
- Does a new roof pay off at resale?
- It helps marketability, but treat resale value as a bonus, not the reason — the decision should rest on condition, age, and repair-vs-replacement cost.
Sources
- Asphalt shingles (3-tab) typical service life: ~20 years. Tier 2 (standards/extension)
InterNACHI (Standard Estimated Life Expectancy Chart) · verified 2026-07-26 - Asphalt shingles (architectural) typical service life: ~30 years. Tier 2 (standards/extension)
InterNACHI (Standard Estimated Life Expectancy Chart) · verified 2026-07-26 - Asphalt shingle roof, typical total: $5,700–$12,000 (larger homes more) (US, industry estimate). Tier 3 (industry estimate)estimate · has commercial bias
HomeGuide · verified 2026-07-26 - Roof repair: avg ~$1,171 (minor $150–$450; major $2,000–$6,500+) (US, industry estimate). Tier 3 (industry estimate)estimate · has commercial bias
Angi · verified 2026-07-26