Do You Need a New Roof or Just a Repair? Here's How to Tell
By Four Seasons Home Improvement
A leak doesn’t always mean you need a new roof. But in the DMV climate—where hot summers, snow, and sudden windstorms can wear down roofing systems—it’s important to know the difference between a simple fix and a full replacement.
At Four Seasons Home Improvement, we’ve inspected thousands of roofs across Maryland, DC, and Virginia. Here’s what we look for, how we evaluate the damage, and how you can make the smartest decision for your home (and your wallet).
The #1 Mistake Homeowners Make: Replacing a Roof Too Early—or Too Late
A roof repair might cost under $1,500. A full roof replacement in the DMV often runs $15,000–$25,000. You don’t want to make the wrong call.
So how do you know?
Let’s break it down with 7 critical signs—plus a decision matrix used by our certified inspectors.
1. How Old Is Your Roof? (And What’s It Made Of?)
3-tab asphalt shingles: 15–20 years
Architectural shingles: 20–30 years
Metal roofs: 40–70 years
Wood shakes: 20–25 years (with high maintenance)
Flat membrane roofs: 15–20 years
If your roof is more than 70% through its life span, repairs may be a short-term Band-Aid. Roof systems lose elasticity, nail retention, and waterproofing with age—meaning more leaks will follow.
Rule of thumb:
Repairs are best if your roof is under 10 years old and the problem is isolated. Over 15 years? Start thinking about a replacement.
2. How Widespread Is the Damage?
Localized:
Missing shingles in one area
Small flashing leak near a chimney
Minor nail pops or exposed fasteners
✅ Repair is often appropriate.
Widespread:
Curling or brittle shingles across roof planes
Multiple active leaks
Granule loss in gutters (means UV damage)
❌ Consider full replacement.
We often use drone footage and attic scans to show homeowners how widespread the damage really is—many issues aren’t visible from the ground.
3. Is Water Getting Into the Decking or Attic?
Water that seeps past shingles can rot the wooden decking, leading to sagging, mold, or insulation damage.
Check for:
Attic leaks during or after rain
Dark spots on underside of roof boards
A musty smell inside
If the leak has reached the deck or structure, the damage is systemic. A patch won’t stop the spread.
4. What’s the Roof’s Appearance Telling You?
Cosmetic clues matter too. If your roof has:
Heavy streaking or algae lines
Visible sagging between rafters
Uneven edges, bubbling, or dips
…it’s likely time for a full evaluation. Even if you don’t see leaks yet, structural failure could be close.
5. What Type of Storm Damage Did You Experience?
In the DMV, we see:
Hail pitting that knocks granules off shingles
Wind uplift that breaks seal strips
Falling limbs that penetrate multiple layers
If storm damage affects more than one section—or your insurance adjuster says "partial payout"—get a second opinion. We can often get additional damage covered if it’s properly documented.
6. What Are You Spending on Repairs Every Year?
If you’re:
Calling for repairs more than once per year
Spending over $1,500 annually
Seeing repeat leaks in the same spot
…it may be time to cut your losses. Roofs that need regular patching rarely bounce back.
A new roof is often cheaper than five emergency calls.
7. How Long Will You Stay in the Home?
If you plan to sell within 2–4 years, a new roof can boost resale value, speed time on market, and improve inspection results. But if you're staying short-term, repairs might bridge the gap—especially if the roof still has 5+ years of life left.
Our Proven Roof Evaluation Checklist
At Four Seasons Home Improvement, we use a 14-point inspection that includes:
Shingle adhesion test
Flashing integrity check
Soffit & fascia condition
Attic insulation moisture test
Decking bounce check
Leak source tracing
Granule coverage & erosion scan
Roof-to-wall transition review
We photograph and explain everything we find—so you’re not left guessing.
What About Insurance?
If storm damage caused the issue, your insurance may cover partial or full replacement. We'll:
Help document the damage
Meet your adjuster on-site
Provide Xactimate-aligned estimates
Assist with depreciation recovery (if you have RCV)
Just know: insurance usually won't pay for age-related wear or leaks caused by neglect.
When a Repair Is Enough
A repair is usually sufficient if:
Your roof is under 10 years old
The issue is localized to a small area
There’s no evidence of deep water intrusion
Shingles are still pliable and well-adhered
We can often do same-day repairs with matching shingles and issue a 2–5 year workmanship warranty.
When to Replace the Whole Roof
Consider replacement if:
Your roof is 15+ years old with ongoing issues
You’ve already done 2+ major repairs
Your decking has signs of rot or mold
You want to boost curb appeal or resale value
Your insurance will cover more than 40–50% of the replacement
Still Not Sure? We’ll Give You the Straight Answer.
At Four Seasons Home Improvement, we don’t upsell full replacements unless they’re actually needed. We’ve built a 40+ year reputation across the DMV by being honest, responsive, and thorough.
Call (301) 948-2678 or visit www.4seasonshome.com/roofing/dmv to schedule a no-pressure roof evaluation. We’ll walk your roof, take detailed photos, and tell you the truth—whether you need a repair or a full replacement.
Roof problems don’t fix themselves. But the right solution doesn’t always mean tearing it all off.
Let us show you what makes sense—based on facts, not fear.
