The hardest problem in roofing is also the simplest question: do I need a repair, or do I need a replacement? The answer decides whether you spend $400 or $20,000.
In this area we have seen homeowners quoted the big number for a problem that was a repair all along. A single leak around a vent does not mean the whole roof is finished. Neither does a handful of shingles in the yard after a windstorm. The signs below won't replace a real inspection, but they will tell you whether the number you were quoted makes sense.
Signs a repair is probably the right call
- A single leak in a known location, especially around a vent, chimney or skylight.
- A section of shingles blown off in one storm while the rest of the roof looks solid.
- Flashing that has clearly separated at one spot.
- A damaged fascia or soffit rather than a problem across the whole field of the roof.
- A roof that is less than two-thirds of the way through its expected life.
Signs replacement is probably the right call
- Multiple leaks, especially in different areas of the roof.
- Granules filling your gutters in large amounts, and bald spots on the shingles.
- Shingle corners curling or cupping across whole sections.
- Decking that feels soft under weight.
- A roof that is twenty-plus years old and was installed with 3-tab shingles.
- Three or more repairs in the same area over a short period.
What a good repair visit looks like
- The problem is diagnosed properly, not patched blindly.
- The source of the water is found, not just the drip.
- You get photos from before and after the repair.
- If we can't find the source, we say so plainly instead of charging you for a repair that won't hold.
- The repair comes with a written workmanship warranty on that specific area.
If the leak comes back
We come back until it is actually fixed. If our first fix didn't solve the problem, we didn't finish the job.
Emergency repairs are different from routine ones. If water is coming in, call us. Nights and weekends are fine for emergencies.
What we commit to
- If your roof can be repaired, we will tell you and we will repair it.
- Every repair comes with a written workmanship warranty on the specific area.
- You get photos of what we found and what we did.
- If the roof is beyond repair, we will say so honestly, with the evidence, and walk you through options at your own pace.
- No "sign today" pressure for a $400 repair, any more than there should be for a $20,000 replacement.
