Should I repair my roof, coat it, or replace it?
If the damage is limited to one area and the rest of the roof is in good condition, a repair is usually the right choice. If the roof is worn out, with cracking shingles and granule loss across the whole roof, it likely needs to be replaced. An aging roof that is still structurally sound may be a candidate for a roof protectant, which can extend its life by 10 to 15 years at a fraction of the cost of a replacement.
Three options for an aging roof
When a roof starts to show its age, most homeowners think about two options: repair it or replace it. A third option is a roof protectant, which is applied to your existing roof to extend its life.
A roof protectant works best on a roof that is structurally sound and starting to age. Leaks and damage need to be repaired first, and a roof at the end of its life will still need to be replaced.
When a repair makes sense
On a younger roof, most problems start where the roof is interrupted: pipe boots, flashing around walls and chimneys, valleys and skylights. These areas tend to fail before the shingles do.
If the problem is in one area and the rest of the roof is in good shape, a repair is usually the most cost-effective choice.
How roof age affects the decision
Asphalt shingle roofs in North Texas typically last somewhere between 15 and 25 years, depending on the product, and heat and hail can shorten that.
On an older roof with widespread wear, repeated repairs can add up, and a replacement may be the better value. On a newer roof, a replacement may mean paying for roof life you still have.
Roofs in between, sound but aging, are often the best candidates for a roof protectant.
Why the decking matters
Under the shingles and underlayment is the roof deck, usually plywood or OSB. It supports the entire roof, and it cannot be fully seen until the old roof is removed.
Decking that has been exposed to water can become soft and may need to be replaced. A roof with damaged decking is not a good candidate for a protectant.
Water stains on the underside of the deck, visible from the attic, can be a sign of a problem. A roofing professional can assess the roof and let you know.
Related questions
Can a roof coating fix a leaking roof?
No. A leak needs to be repaired first. A roof protectant is applied to a sound roof to help extend its life.
How many repairs is too many?
If a roof needs several unrelated repairs in a short period, it may be nearing the end of its life. A roof inspection can help you decide.
Does a roof protectant affect an insurance claim?
Policies differ, so check with your insurance company.
