How Long Does a Roof Last: 5 Factors That Affect Roof Lifespan
October 17, 2022How Long Do Roof Shingles Last in Ontario?
December 16, 2022Time is of the essence when dealing with roof damage, leaks, and other major issues. But when can a roof be repaired instead of replaced? Read our complete guide to learn how to best protect your investment - fast!
Every homeowner knows that a new roof cost is a significant investment. And while a roof repair or shingle replacement in the affected area may be enough to maintain your roof's integrity for a few more years, sometimes the issues have gone too far.
But how often should you replace your roof? And how can you weigh the reroofing vs. roof replacement cost?
We're a team of expert roofers in Hamilton, Ontario, and we've seen it all. Read our comprehensive guide to determine whether you should invest in a repair or accept it's time for a brand-new roof.
Cause of Roof Damage
There are two types of damage we see on homes:
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Environmental damage is caused by storms, floods, snow, ice, high winds, and anything outside the roof's integrity.
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Structural damage is caused by old age or issues that arise from poor installation.
Structural damage is unfortunate, but it almost always means you should prepare to invest in the full roof replacement cost. On the other hand, when a storm causes minor damage to the roof's exterior but the materials underneath are relatively stable, you can often get away with repairing soffit and fascia, replacing roof shingles, or a guttering replacement rather than a full roof replacement.
Extent of Roof Damage
Some environmental damage may still require you to pay a full reroofing cost. If the damage is extensive or the roof has multiple leaks or curled shingles, a repair may not be sufficient. While some roof damage is easier to assess by homeowners, a qualified roofer can inspect your roof to determine the severity of the damage and recommend your best next steps.
Age of Your Roof
If you can get away with a roof repair, it's sometimes still worth your time to replace your roof with a brand-new one.
Consider the age of your roof and its lifespan. The average 3-tab shingles last up to 20 years, while architectural shingles and other roofing types may last double or triple that time. When you're approaching the end of your roof's natural life, paying for a repair when you have to replace it in another year or two costs you more in the long run.
Not sure how old your roof is? Ask a local roofing company for an assessment, and they'll give you an accurate idea of how long your roof could last.
Some signs of an aging roof include:
- Bald shingles
- Missing, buckling, or curling shingles
- Sagging roof
- Moss or mold-covered roof
- Loose asphalt granules
The average cost to tear off and replace roof components can range from a few thousand to $15K+. Shopping around for a few recommendations on your roof's lifespan is worthwhile because some dishonest contractors may try to sell you more than you need.
Future Living Plans
If you don't plan to stay in your current home for the foreseeable future, replacing the roof may not be worthwhile - or it may be the perfect reason to replace a roof!
The cost to replace roof shingles may save you from a bigger roof replacement bill, but selling a home to prospective buyers with a roof that needs replacing can be a struggle. Many buyers don't want to invest hundreds of thousands into a home, knowing another big cost is just around the corner.
Typically, you'll only yield 68% of your roof replacement costs when you sell your home, so speak to your realtor to discuss your options and determine how difficult it would be to sell your home with an aging roof.
Size of Your Budget
Sometimes the cost to replace roof shingles is all you can afford. If a full replacement isn't going to work for your budget right now, manage a partial roof replacement cost now and start saving up a cash fund so you can replace the roof when you're ready.
Repairing an older roof that needs replacing isn't ideal, but it offers a band-aid solution while you sort your finances out.
Pros and Cons of Roof Repair
Roof repair can help you manage minor or moderate damage and keep your home safe, dry, and structurally sound.
Roof Repair Pros
- Cheaper cost to reshingle the roof than repair every component.
- Extends the life of your current roof.
Roof Repair Cons
- Matching roofing materials that blend can be difficult, especially as older colours and styles may no longer be in production.
- Curb appeal may suffer with an old, worn, or mismatched roof.
- The repair process can be noisy - prepare to go elsewhere while they're completed.
Pros and Cons of Roof Replacement
Roof Replacement Pros
- Avoids more extensive and expensive repairs required down the road.
- Modern aesthetics and curb appeal (40% of your home's exterior appeal comes from the roof) with brand-new styles and colour options.
- New roofing materials are more energy efficient as they keep harsh elements and sunlight from the home.
- Peace of mind that new, strong materials protect your home with plenty of life left in them.
Roof Replacement Cons
- More expensive up-front than a roof repair cost or shingle replacement cost.
- You may experience delays as the average roof replacement time is longer than a repair.
Can I Repair My Own Roof?
While many home projects are easy to DIY, roof repair is not one we recommend. Your roof protects your entire home's integrity, which means there is a minimal acceptable margin of error. You could further damage your home and potentially hurt yourself, so it's a job best left to trained roofing experts.
Replacement & Roof Repair Hamilton
Ready for your next steps? Our expert roofing team is happy to assess your roof's health and further discuss your options. Get a free cost estimate - call (905) 544-4667 today.