How do I know if my roof needs to be replaced or just repaired?

The key factors are age, leak frequency, and damage extent. A roof under 15 years old with a single isolated leak is almost always a repair. A roof over 20 years old with multiple leak points, widespread shingle damage, or storm damage covering more than 25% of the surface is typically a replacement. Use our quiz above for a scored recommendation based on your specific situation.

What is the average cost of roof repair vs. replacement?

Roof repairs typically run $300–$1,500 for targeted work like flashing replacement, isolated shingle repair, or a small leak patch. Full roof replacement on a typical 1,500–2,500 sq ft home runs $8,000–$20,000 depending on pitch, material, and local labor rates. In the Kansas City and St. Louis markets, costs often come in toward the lower end of national averages.

Does homeowner's insurance cover roof repair or replacement?

Homeowner's insurance typically covers roof damage caused by a covered peril — storm, hail, wind, or falling trees. It does not cover damage from normal wear and age. If your damage is storm-related, file a claim before getting contractor quotes. Most policies require you to file within 12 months of the loss event.

How long does a roof repair typically last?

A quality targeted repair on a roof that still has structural life left will typically hold for 5–10 years if the underlying decking and flashing are sound. If the roof is aging throughout and only one spot is patched, expect that other areas will develop leaks within a few years as the surrounding material continues to age.

Is it worth repairing a 20-year-old roof?

It depends on the shingle type and its condition. A 20-year-old architectural (dimensional) shingle roof rated for 30 years may still have a decade of life if it's been well-maintained and suffered no major storm events. A 20-year-old 3-tab shingle roof is likely at or past its rated lifespan and repairs are typically a short-term fix. Get a professional inspection to assess remaining life.

Roof Repair or Full Replacement? Answer 5 Questions to Find Out

The Real Question Isn't "Is My Roof Damaged?" — It's "How Much Life Is Left?"

Every homeowner eventually faces the moment: a stain on the ceiling, a handful of shingles in the yard after a storm, or a contractor standing in the driveway with a clipboard. The question isn't whether something is wrong — it's whether the right answer is a $600 repair or a $15,000 replacement.

The good news: the answer is almost always determinable from five pieces of information about your roof. Use the quiz above to get a scored recommendation, then read on for the decision framework behind it.

The Two Factors That Matter Most

1. Age

Roofing materials have rated lifespans, and the rated lifespan is not a suggestion — it's an engineering threshold. Once a roof approaches or exceeds its rated life, the shingles become brittle, the granule coating that protects from UV deteriorates, and the underlayment loses flexibility.

Shingle Type	Rated Lifespan	At 20 Years
3-Tab Asphalt	15–20 years	Replace
Architectural (Dimensional)	25–30 years	Inspect, repair if isolated
Metal Panels	40–70 years	Likely repair
Wood Shake	20–30 years	Inspect closely
Slate	75–150 years	Almost certainly repair

The industry rule of thumb: once a roof exceeds 80% of its rated lifespan and has any active issues, replacement is almost always the better financial decision over the 5-year horizon.

2. Damage Extent

Isolated damage (less than 10–15% of total surface area) is almost always a repair candidate — even on an older roof. Replacing three squares of shingles and a section of flashing is a legitimate option.

Widespread damage (25%+ of surface area) nearly always tips toward replacement. At that point, you're paying 40–60% of replacement cost for work that covers less than half the roof — and the remaining unrepaired area continues aging.

What the Insurance Angle Changes

If your damage is storm or hail-related, the financial calculus shifts significantly. Homeowner's insurance covers the cause of loss, not the age of the roof. This means:

A 25-year-old roof that suffers hail damage may be covered for replacement cost value (RCV) under many policies
You may owe only your deductible on a full replacement
Claims typically must be filed within 12 months of the loss event

If you have any reason to believe storm damage is involved, file a claim before committing to a repair. A repair check doesn't keep you from filing — but signing off on a repair settlement may limit your options for replacement coverage.

The 5-Year Cost Test

When the decision is genuinely borderline, apply the 5-year cost test:

Repair path: $800 today + probable $600–$1,200 in additional repairs over 5 years as adjacent areas fail = $1,400–$2,000 total

Replacement path: $12,000 today, zero additional costs for 5+ years, plus new 30-year warranty clock starting

For many borderline roofs, replacement is the lower-cost path when evaluated over a 5-year window — particularly if the homeowner is staying in the property.

What a Legitimate Roof Quote Includes

When you get quotes from roofers (get at least two), a legitimate estimate should include:

Decking inspection — condition of the plywood or OSB underneath the shingles
Flashing scope — around chimneys, vents, skylights, and valleys
Underlayment spec — synthetic vs. felt, and weight/rating
Shingle brand and series — not just "30-year architectural shingle"
Permit and inspection — most municipalities require a permit for full replacement
Haul-away — debris removal should be included, not a separate add-on

A quote missing these items is an incomplete quote — ask for the full scope in writing before signing.