Roof Repair vs. Replacement: Making the Right Decision for Your Richmond Home

Three shingles blew off during last week's storm. Your roofer says you need a full replacement. $14,000.

Another contractor says he can repair it for $600.

Who's right? How do you know when repair is enough and when replacement is necessary?

The 25% Rule (Industry Standard)

Professional roofers use this guideline:

If damage or deterioration affects 25% or more of your roof, replace it.

If damage is under 25%, repair it.

Why 25%? Economics and practicality.

Repair costs scale:

• 10% damage: $800-1,500 to repair
• 25% damage: $2,000-3,500 to repair
• 40% damage: $4,000-6,500 to repair

At 40% damage, you're spending half the cost of a new roof to fix less than half the roof. The untouched 60% is still aging. You'll have problems there soon.

Better investment: Full replacement. New roof everywhere, one warranty, no patchwork.

How to Calculate Your Damage Percentage

Step 1: Determine total roof area

Example: 2,000 sq ft home typically has 2,200-2,400 sq ft of roof (accounts for pitch and overhangs).

Step 2: Estimate damaged area

Count damaged shingles:

• Each shingle covers 3 sq ft (approximate)
• 100 damaged shingles = 300 sq ft

Or measure damaged sections:

• 10 feet wide × 8 feet high = 80 sq ft

Step 3: Calculate percentage

300 sq ft damage ÷ 2,200 sq ft roof = 13.6% damaged

Verdict: Repair is appropriate.

If it were 600 sq ft damaged: 600 ÷ 2,200 = 27% → Replacement recommended.

Age as a Factor

Age changes the equation.

Young Roof (Under 10 Years)

Default to repair unless damage is catastrophic.

Why:

• Roof has 15-20 years of life remaining
• Repair gives you full remaining lifespan
• Replacement wastes good shingles

Exception: Manufacturing defect affecting entire roof. File warranty claim.

Example:

• 8-year-old roof
• Hail damage: 18% of shingles
• Decision: Repair ($2,200)
• Gets you 15+ more years

Middle-Aged Roof (10-17 Years)

The gray zone. Repair or replacement can both make sense.

Factors to consider:

Amount of damage:

• Under 15%: Repair
• 15-25%: Could go either way
• Over 25%: Replace

Overall condition:

• Rest of roof looks good (flat, no curling): Lean toward repair
• Rest of roof showing age (granule loss, curling): Lean toward replacement

How long you're staying:

• Selling soon: Repair (don't over-improve)
• Staying 5+ years: Replace (avoid addressing same roof twice)

Example:

• 14-year-old roof
• Storm damage: 22% of shingles
• Rest of roof: Some granule loss, minor curling
• Homeowner staying 10+ years
• Decision: Replace ($12,500). Roof was halfway through life anyway.

Old Roof (18+ Years)

Default to replacement unless damage is tiny.

Why:

• Repair buys you 2-5 years maximum
• Old shingles won't match new ones (color differences)
• You'll replace soon anyway

Exception: Under 10% damage and you're selling within 12 months. Repair to satisfy buyers' inspections, let them deal with replacement.

Example:

• 21-year-old roof
• Wind damage: 12% of shingles
• Decision: Replace ($13,200). Roof at end of life. Repair is throwing money away.

Type and Location of Damage

Not all damage is equal.

Localized Damage (Repairs Usually Work)

Storm debris (fallen branch):

• Damage concentrated in one spot
• Rest of roof unaffected
• Action: Repair damaged section

Ice dam damage at eaves:

• Affects edge shingles only
• Can replace damaged section and fix underlying cause (ventilation)
• Action: Repair + address ventilation

Failed flashing (chimney, skylights):

• Problem is specific penetration, not whole roof
• Action: Replace flashing, repair adjacent shingles if needed

Widespread Damage (Replacement Usually Needed)

Hail damage:

• Often affects entire roof
• Even if you only see 30% obvious damage, hail likely impacted 80%+
• Hidden damage will appear over next 1-2 years
• Action: Replace (file insurance claim)

Wind shingle blow-off patterns:

• If wind removed shingles across multiple roof sections, installation was likely defective throughout
• Action: Replace (potential warranty claim)

Granule loss from UV exposure:

• Affects entire south and west-facing sections
• Sign of end-of-life aging
• Action: Replace

Widespread curling:

• Indicates shingles are past their lifespan
• Can't repair aging across whole roof
• Action: Replace

Financial Decision Framework

Sometimes it's purely economics.

Compare 5-Year Total Cost

Scenario: 15-year-old roof, 20% storm damage

Option A: Repair

• Repair cost today: $2,800
• Likely full replacement needed in 3-5 years: $13,000
• 5-year total: $15,800

Option B: Replace Now

• Replacement cost today: $13,000
• No additional cost for 25+ years
• 5-year total: $13,000

Savings with replacement: $2,800

Better decision: Replace now.

Factor in Your Plans

If selling in 12 months:

Repair makes sense even if replacement is better long-term.

Why: Let buyers negotiate roof replacement into purchase price. You avoid spending $13,000 on a house you're leaving.

If staying 5+ years:

Replacement usually makes more sense than repeated repairs.

One project, one disruption, one warranty.

Roof-Specific Considerations

Asphalt Shingles

Most common in Richmond.

Repair works well for:

• Under 25% damage
• Roof under 17 years old
• Localized storm damage

Replacement needed when:

• Widespread curling or cracking
• 18+ years old with any significant damage
• Multiple prior repairs (patchwork doesn't last)

Metal Roofing

More repairable than asphalt.

Repair works well for:

• Individual panel replacement
• Fastener tightening
• Flashing issues
• Sealant failure

Metal roofs last 50+ years. Almost always worth repairing unless structural damage.

Slate or Tile

Premium materials, long lifespan.

Repair is standard:

• Replace individual broken slates/tiles
• Fix flashing
• Address isolated issues

Replacement rare unless 50%+ tiles broken or structural sagging.

Cost to repair: $150-300 per slate/tile including labor.

Red Flags: When Contractors Push Unnecessary Replacement

Honest contractors recommend appropriate solution. Some don't.

Red Flag 1: "Your Whole Roof is Shot" (When It's Not)

Tactic: Point to every minor flaw (algae stains, small curling) to justify replacement.

Reality: Normal aging doesn't require immediate replacement.

Defense: Get second opinion. Specifically ask: "How much functional life does this roof have?"

Red Flag 2: "We Can Get Insurance to Pay for It"

Tactic: Claim they can manipulate insurance into paying for replacement when you only have repair-level damage.

Reality: This is insurance fraud. If caught, you're liable.

Defense: Work only with ethical contractors. Insurance pays for what's damaged, not upgrades.

Red Flag 3: "We're in the Area, Special Pricing Today Only"

Storm chasers. High-pressure sales.

Tactic: Rush you into signing before you can think or get other opinions.

Reality: Legitimate contractors don't use high-pressure tactics.

Defense: Never sign same-day. Get multiple estimates.

Red Flag 4: Repair Estimate Is 80% of Replacement Cost

Tactic: Inflate repair estimate so replacement looks like better value.

Example:

• Actual repair cost: $1,500
• Quoted repair: $9,500
• Quoted replacement: $12,000
• "Only $2,500 more for whole new roof!"

Reality: Repair should cost 15-40% of replacement cost for damage under 25%.

Defense: Get itemized estimates. Compare labor hours and materials to industry norms.

Insurance Claim Considerations

If storm damage, insurance usually pays for what's damaged.

Adjuster determines: Repair or replacement

If adjuster says repair but you think replacement is needed:

Get independent inspection from experienced roofer. Contractor can advocate with adjuster if damage is worse than initially assessed.

Don't let contractor decide based on what they think insurance will cover. Make decision based on what's actually needed.

After claim approved:

If insurance pays for replacement, get replacement.

If insurance pays for repair, repair is usually appropriate. Adjusters want to minimize payout but aren't trying to scam you.

Decision Tree

Step 1: Assess damage extent

• Under 25%: Continue to Step 2
• Over 25%: Replace

Step 2: Check roof age

• Under 10 years: Repair
• 10-17 years: Continue to Step 3
• 18+ years: Replace

Step 3: Evaluate remaining lifespan

• Good condition overall: Repair
• Significant wear (curling, granule loss): Replace

Step 4: Factor in your timeline

• Selling within 12 months: Repair
• Staying 5+ years: Replacement often better value

Step 5: Compare 5-year total cost

• Repair + likely replacement in 3-5 years vs. Replace now
• Choose lower total cost option

Real Richmond Examples

Repair Was Right Choice

Home: 1,950 sq ft ranch, Henrico

Roof: 11-year-old architectural shingles

Damage: Wind storm, 32 shingles blown off (14% of roof)

Overall condition: Rest of roof in good shape

Options:

• Repair: $1,450
• Replace: $11,800

Decision: Repaired

Outcome: 4 years later (15-year-old roof now), still performing well. Saved $10,350.

Replacement Was Right Choice

Home: 2,200 sq ft colonial, Chesterfield

Roof: 16-year-old architectural shingles

Damage: Hail storm, 28% visible damage

Overall condition: Moderate curling and granule loss elsewhere

Options:

• Repair: $3,200
• Replace: $13,500 (insurance paid $12,000)

Decision: Replaced (homeowner paid $1,500 after insurance)

Outcome: New 25-year roof for net cost of $1,500. Would have faced full replacement within 2-3 years anyway.

Repair Was Mistake (Lesson Learned)

Home: 2,100 sq ft colonial, Glen Allen

Roof: 18-year-old architectural shingles

Damage: Small leak around chimney (15 damaged shingles)

Options:

• Repair: $850
• Replace: $12,200

Decision: Repaired (homeowner chose cheapest option)

Outcome: 18 months later, widespread failure across entire roof (age-related). Had to replace anyway. Total cost: $850 + $12,800 = $13,650. Lost $850 on unnecessary repair.

Lesson: Old roofs rarely benefit from repairs. Replace when roof is at end of life.

Bottom Line

Repair makes sense when:

• Damage is under 25% of roof
• Roof is under 15 years old
• Localized issue (storm damage, flashing failure)
• Rest of roof is in good condition
• You're selling soon

Replace when:

• Damage exceeds 25% of roof
• Roof is 18+ years old (even with minor damage)
• Widespread deterioration (curling, granule loss)
• Multiple repairs already done
• Staying in home 5+ years

When uncertain:

Get two opinions from experienced, licensed Richmond contractors. Honest professionals will tell you the truth.

One will try to sell you replacement. One will recommend repair if appropriate.

If both say the same thing, that's probably the right answer.

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Need an honest assessment of your Richmond roof? Schedule your free inspection — we'll tell you what you actually need, not what makes us the most money.

Call: (804) 238-7837

Related Reading:

• How Much Does a New Roof Cost in Richmond, VA?
• What to Expect During a Roof Replacement
• How to File a Roof Insurance Claim in Virginia