Repair a roof when the problem is in one place and the rest has years left. Replace it when the whole surface is worn out. Age, the number of trouble spots and the state of the wood underneath decide it. Here is how we think it through on Bellevue homes.
Should I repair or replace my roof?
Repair or replace comes down to three questions. How old is the roof against its expected life? Is the trouble in one spot or all over? Is the decking dry and solid? One failed pipe boot on a 12-year-old roof is a repair. Leaks in several places on a 25-year-old roof with bare, mossy shingles is a replacement.
How do I know when my roof needs to be replaced?
A roof needs replacing when the signs show up across the whole roof and not in one area:
- Shingles curling, cracking or losing most of their granules.
- Bald patches, or moss that has lifted the shingle edges over a wide area.
- Leaks in more than one place, or leaks that return after repair.
- Soft spots underfoot or daylight seen from the attic.
- Cedar shakes that are split, cupped, thin or missing in many places.
- An age near or past the published life: 15 to 20 years for 3-tab, 20 to 30 for architectural shingles.
My 15-year-old shingle roof has one leak. Repair or replace?
Repair it, in most cases. A 15-year-old architectural shingle roof is around the middle of its published life. One leak nearly always traces to a single detail: a pipe boot, a piece of flashing, a nail pop or a skylight. Fix that, and have the rest of the roof checked while the roofer is up there. If the inspection finds worn shingles everywhere, or it is a 3-tab roof already near the end of its range, the answer changes.
My 22-year-old roof has no leaks but a roofer says replace it now. Is that right?
It may be right, but ask for proof. A 22-year-old roof is inside the 20 to 30 year range published for architectural shingles and past the range for 3-tab. No leaks today does not mean no wear. Ask for photos of granule loss, cracked or curled shingles, exposed nail heads and the state of the flashing. If the photos show a tired roof, planning a replacement for the next dry season beats waiting for a leak in November. If they show a sound roof, get a second opinion and keep it maintained.
Can you put new shingles over old shingles?
Sometimes the code allows it, but we seldom recommend it. The re-roof checklist used by Bellevue and nearby cities does not allow new roofing over the old shingles when the existing roof is water-soaked or degraded, when it is wood shake, slate or tile, or when it already has two or more layers. An overlay also hides the decking, so soft or rotten wood stays where it is. In a wet climate that is a poor bet. A tear-off lets us see and fix the deck.
Can I replace only half of the roof or one slope?
Yes, one slope or one side can be replaced when the damage is limited to it, for example after a tree limb lands on the back of the house. The new shingles will not match the old ones exactly in color. The join at the ridge has to be done with care. If both sides are the same age and worn, doing half only puts off the second half by a few years and costs more in total.
I am selling the house in a year or two. Is a new roof worth it?
It depends on the roof's condition. If it is near the end of its life, buyers' inspectors will find it, and the buyer will ask for a price cut or a credit. A new roof removes that item and can make the sale smoother. If the roof has five or more good years left, cleaning off the moss, fixing small defects and having a written inspection report to hand is usually enough. We give no figure for resale return, because it varies with the house and the market.
I am buying a house with an old roof. What should I ask?
When buying a home with an older roof, ask these before your inspection period ends:
- How old is the roof, and is there paperwork for the last replacement?
- How many layers are on it?
- Was it cedar shake before, and was solid sheathing added?
- Any past leaks, and what was done about them?
- Is there a transferable manufacturer warranty?
- Has moss been pressure washed off? That can strip granules and shorten shingle life.
Then have a roofer inspect it, including the attic, and give a written report with an estimate of remaining life. You can use that in your negotiation.
Are curling, cracked or bald shingles a reason to replace?
Yes, when they are widespread. Curling and cracking mean the asphalt has dried out and gone brittle. Bald shingles have lost the granules that shield them from the sun. A few damaged shingles in one spot can be swapped. The same thing across a whole slope means the roof is done.
What do granules in the gutters mean?
Granules in the gutters mean the shingles are shedding their protective surface. A little is normal on a new roof and after a hard storm. A steady build-up on an older roof is a sign of age. Heavy loss right after a roof cleaning suggests it was pressure washed or scrubbed too hard.
Is a sagging roof dangerous?
It can be. A sagging roofline points to a structural problem: undersized or cracked rafters, rotten decking or too much weight. Have it looked at soon, and stay out from under it if the sag is new or getting worse. A dip between rafters is usually wet or thin sheathing. A sag along the ridge is more serious and may need an engineer. HomeGuide lists sagging roof repair at $1,000 to $5,000 nationally, as a published figure and not our quote.
When is a roof too far gone to repair?
A roof is too far gone to repair when new material has nothing sound to attach to. Signs are shingles that crack when lifted, granules gone over whole slopes, soft decking in several places and leaks at more than one spot. On cedar shake, it is when shakes are thin, split and curled across the roof. A patch on a roof like that fails at its edges within a season or two.
Is a 20-year-old roof automatically due for replacement?
No. A roof is not automatically due at 20 years. Age tells you where to look, not what you will find. The published range for architectural shingles is 20 to 30 years, and for 3-tab it is 15 to 20. A 20-year-old architectural roof on an open, sunny lot that has been kept clean can have years left. The same roof under firs, heavy with moss, may be finished. Condition decides, so have it inspected.
Can I patch the worst spots and get another five or ten years?
Sometimes you can get another five years. Ten is rare on an old roof. Patching works when the shingles around the patch are still flexible and well sealed, and the trouble sits in a few places such as a valley, a chimney or one wind-damaged area. It does not work when the whole surface is brittle, because new shingles will not seal to old ones that are breaking up. Ask the roofer how long they expect the repair to last, and get it in writing.
A few shingles blew off in the wind. Is that a big deal?
It is urgent but usually not serious. Where shingles blew off, the underlayment or the bare deck is open to the next rain, so get the gap covered within days. On a younger roof it is a simple repair. What it tells you matters more. One or two tabs after a strong fall storm is ordinary. Shingles coming off the same slope in every storm means the seal strips have let go with age.
I am a landlord and my rental has a leak the tenant keeps complaining about. Repair or replace?
Stop the leak first, and decide about replacement second. A tenant living under an active leak needs a fast repair or a tarp, whatever the long-term plan is. Washington's Residential Landlord-Tenant Act puts repair duties and deadlines on landlords once a tenant gives written notice. We are not lawyers, so read the act or ask an attorney about the timing that applies to you.
Then look at the numbers plainly. If the roof is in its last years and has needed several repairs, each call-out and each ceiling repair inside is money spent on a roof you will replace anyway. Ask for a written report with photos so you can plan the replacement for a dry month.
My insurance company says replace the roof within 60 days or it will drop me. What can I do?
Act in the first week, because 60 days is short for a roof. First, ask the insurer in writing exactly what it found and what proof it will accept. Second, get a roofer's inspection with photos. If the roof is sound, a written report sometimes changes the insurer's mind. If the roof is worn out, ask the insurer for more time and send a signed contract with a start date as evidence.
Getting quotes, any HOA approval, materials and a dry spell can use up most of 60 days. Call an insurance agent or broker about other cover at the same time. The Washington Office of the Insurance Commissioner takes consumer questions on 800-562-6900. This is general information, not insurance advice.
Should I replace the roof before winter or wait until spring?
If the roof is already leaking or shedding shingles, replace it before the rainy season. Fall and winter bring the long rains and the windstorms here, and a failing roof does its damage between October and April. If it is worn but still tight, it can usually wait for a planned job in the dry months, with a check after each big storm. Bellevue has no hurricane or monsoon season to plan around. The wet half of the year is the thing to beat.
A free roof inspection with photos and a written quote is the only way to get a real price for your roof. Call or text The Bellevue Roofers at (425) 522-5354.