Hearing that you need a roof replacement is stressful, especially when the roofer has a contract ready and wants a signature today. Sometimes the whole roof really has reached the end of its life. Sometimes a repair will buy it more time. This guide shows you the signs roofers look at, how to get a second opinion, what to do after a storm, and what a fair bid should list, so you decide with facts instead of pressure.
Roof replacement vs repair: the signs
| Often a repair | Often a replacement |
|---|---|
| A few missing or torn shingles after wind | Curling, cupping or cracked shingles across many slopes |
| A leak around one vent, pipe boot, skylight or chimney | Bald spots where the granules are gone, and lots of granules in the gutters |
| Damaged flashing or a lifted ridge cap | Leaks in several places, or leaks that keep coming back after repairs |
| Small, local hail or tree damage on one slope | A soft or sagging roof deck, or daylight through the boards from the attic |
Age matters too. Old paperwork or your city's permit records may show when the roof was last replaced. A roof near the end of its life with several problems is often better replaced than patched again and again. A fairly young roof with one problem usually is not.
Do I need a new roof? Get a second opinion first
A roof replacement is a big decision, and one roofer's opinion is just that. Before you sign, get at least one more roof inspection from a different company.
- Ask each roofer to walk you through photos of what they found, with each spot marked on the roof.
- Ask, "Can this be repaired? Why or why not?" and get the answer in writing.
- If both are possible, ask for a repair price and a replacement price.
- Look in the attic from the hatch with a flashlight after a rain: stains, wet insulation or daylight are clues.
- Stay off the roof yourself. Photos from the ground are enough.
Storm damage roof: what to do after a storm
- Stay safe: keep off the roof and away from fallen lines and branches.
- Document it: take dated photos of shingles in the yard, dents on gutters and vents, ceiling stains and attic leaks.
- Stop more damage: a tarp or temporary patch can keep water out. Keep the receipts and ask your insurance company what it expects.
- Call your insurance company before you sign any contract, and ask how storm claims and your deductible work.
- Meet the adjuster: the insurance company usually sends an adjuster to inspect. You can ask your own roofer to be there so nothing is missed.
Be wary of door-to-door storm chasers who knock right after a storm. Warning signs include offers to "handle the whole claim," promises to cover or waive your deductible, a demand for payment up front, or a form to sign on the spot. Read everything first: some forms hand control of your insurance claim to the contractor. Get bids from local roofers you can check, and compare them before you decide.
Shingle and metal roofing options
| Type | What to know | Good for |
|---|---|---|
| Architectural asphalt shingles | Thicker, layered look; a very common choice on homes today. | Most homes |
| Three-tab asphalt shingles | Flat, even look; thinner; harder to find in some areas. | Matching an older roof |
| Impact-resistant shingles | Made to stand up better to hail; some insurance companies give credit for them, so ask yours. | Hail-prone areas |
| Standing seam metal | Panels with raised seams and hidden fasteners; long life; sheds rain and snow well. | Owners staying for the long haul |
| Exposed-fastener metal | Screws go through the panel, and their seals need checking over time. | Sheds, porches, some homes |
Tile and slate are heavy, so a pro must confirm the house can carry the weight before switching to them.
Tear-off or overlay?
A tear-off removes the old roof down to the wood deck. An overlay puts new shingles over the old ones.
- Tear-off: the roofer can see and replace soft or rotted decking, install new underlayment and flashing, and the new roof lies flat. Many roofers prefer it.
- Overlay: less tear-off and haul-away, but it hides the deck, adds weight, makes leaks harder to trace later and can affect the shingle warranty. Many places limit how many layers a roof can have, so check with your city or county.
Underlayment, flashing and ventilation
The shingles get the attention, but most leaks start in the layers you do not see.
- Underlayment: the layer under the shingles, synthetic or felt, plus a self-sealing ice-and-water membrane at the edges, valleys and around openings where your climate calls for it.
- Flashing: the metal at chimneys, walls, skylights, valleys and the roof edge (drip edge). Ask whether it will be replaced or reused, because old flashing under a new roof can leak.
- Ventilation: air comes in low at the soffits and leaves high at the ridge or roof vents. Poor airflow traps heat and moisture, can shorten shingle life and, in cold places, leads to ice dams. Ask how each roofer will balance it.
What a roof replacement bid should list
- Tear-off of how many layers, and haul-away
- How rotted decking is found, and how each board replaced is charged
- The roofing type, style and color, with its wind and hail ratings
- Underlayment type and where the ice-and-water membrane goes
- Drip edge, flashing, valleys, pipe boots, vents and ridge cap: new or reused
- Any ventilation changes
- Gutters: taken down and put back, or replaced
- Protection for plants and siding, a magnetic sweep for nails, and cleanup
- Who pulls the permit and arranges the final inspection
- Start date, how long it takes, and the plan if it rains
- Payment schedule, the workmanship warranty in writing, and the material warranty and how it is registered
Questions to ask roofers near you
- Can this roof be repaired? Why or why not?
- How many layers are on it now, and will you tear them all off?
- Who will be on my roof, your own crew or another company, and who is my contact on site?
- Can I see proof of insurance and any license my city or state requires? Then check it.
- What does your workmanship warranty cover, and for how long?
- How will you protect the house and yard, and clean up nails?
Red flags: pressure to sign today, a price that is only good "right now," cash only, a large payment before any work starts, or no written estimate. For small problems, see our page on roof repair bids and the roof repair guide. If the fascia boards behind your gutters are soft, read about wood rot repair too.
Get roof replacement bids on BidHandyman
Describe the roof, mention what you were told and add photos from the ground and of any ceiling stains, then post it free. Only pros approved by BidHandyman can bid, and each one has a profile with reviews. Local roofers bid on a repair, new shingles or a whole new roof, and you compare, message and hire the one you like, with no obligation. Post your roof job and let verified local roofers bid on it first.