Is a roof replacement in the cards at your Cottage Grove or nearby home? Or, is the current roof at your home salvageable? Can patchwork be done to resurrect it, sparing you the expense and annoyance that a roof replacement presents? How can you tell? What is the cutoff point? How can you know whether you need a repair or a replacement?
General deterioration and telltale signs of wear and tear, are your indicator. Take the following into consideration when you plot whether a roof replacement or repair is in order:
How old is your current roof, as you know it? If age is not an issue (newish home, recent roof replacement) and all is going fairly smoothly up there—gutters are functioning properly, leak points are minimal, insect and rodent access non-existent—replacing damaged shingles should allow for proper roof functionality for years to come. The average roof lifespan is expected to be roughly two decades. If your roof is at or near this point, you should consider having it looked upon by professionals. Then again, you should have your roof examined annually.
A roof replacement is not cheap. Estimates posit that the average roof replacement runs somewhere in the $15,000 range. Why waste your time and ultimately your money by spending four figures on a repair if that is only going to suffice your roof lasting just a few more years? The repair approach on a roof near the end of its lifespan is thought to buy you two more years on your existing home. Being that you are no doubt following the recommended schedule of annual inspection for your roof, the roofer should be able to inform you on whether minor repair is the way to go or if you are in for a roof replacement.
If you may move within the next several years, a roof replacement may be the way to go. Having this done adds resale value to your home, as well as another selling point that appeals to the would-be buyer. Most of your losses regarding cost should be wholly recoupable in the sale. You do not want it to come up during a home inspection that one of the very first issues a potential buyer will face is a $15,000 roof replacement. Obviously.
Regulations placed on roofing allow homeowners to have up to two layers of shingles on any given roof. If your roof is one of those that currently have two layers, replacing the portions that have accrued damage will be a bit more costly than would single-layer repairs. This is something to consider in your debate.