Repair, Rejuvenate or Replace?

Start with an honest inspection

Every good decision starts with knowing what's on the roof and under it. InterNACHI's roof inspection guidance lists what a thorough look covers: roof covering, flashing, penetrations, gutters, and signs of leaks in the attic. Ask for photos of any problem the inspector or contractor reports.

When repair is the right answer

• A few missing or damaged shingles after wind.
• A leak traced to one flashing detail or penetration.
• Localized fascia or eave damage (fascia repair).
• The roof is relatively young and otherwise in good condition.

When rejuvenation might make sense

• Asphalt shingles that are dry and faded but flat and intact.
• Some granule loss, but no large bare areas.
• No active leaks.
• The manufacturer's warranty terms allow it.

We cover this in depth, including the limits of the evidence, in roof rejuvenation vs replacement.

When replacement is the better spend

• Shingles curling, cupping or cracking across large areas.
• Heavy granule loss in gutters and bare patches on the roof.
• Multiple leaks, or recurring leaks after repairs.
• Soft or sagging decking.
• Several layers of old roofing already on the house.

Cost factors to compare

Compare the total over the years you plan to stay, not just today's price: repeat repairs, reapplication of treatments, and whether a new roof would let you add better ventilation or a cooler, more reflective product (the EPA's cool roof guide explains the benefit in hot climates).

Getting reliable bids

1. Get at least two or three written bids that describe the same scope.
2. Verify each contractor's license with the California CSLB.
3. Ask what happens if rotten decking is found, and how it's priced.
4. Ask how ventilation will be handled (vent guide).
5. Get warranty terms, both manufacturer and workmanship, in writing.