Roofing · Decision Guides

Roofing decision guides

Four decisions carry most of the money: repair or replace, overlay or tear-off, claim or pay out of pocket, and which material to buy. Age of the roof and length of expected ownership answer three of them; the size of the loss relative to your deductible answers the fourth.

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Start with the roof's age against its material's expected life — Fixr puts asphalt at 20–30 years, metal at 50–70, tile at up to 100 and slate at up to 150. A roof in the last fifth of its life should be replaced, not repaired, unless you are selling immediately.

For the insurance decision, compare the likely repair cost with your deductible. Standard homeowners policies cover sudden, accidental damage — not wear and tear. The Insurance Information Institute is explicit that policies exclude damage due to lack of maintenance, so an old, worn roof is generally not a claim.

For material, be honest about your time horizon. Premium materials repay themselves over decades. If you may move in five years, architectural asphalt is almost always the right call.

How to choose

Rule of thumb: last fifth of life = replace: Repairs on a roof near the end of its life buy months, not years, and you pay the mobilization cost twice.
Compare the loss to your deductible: If the estimated repair is close to or below your deductible, a claim gains you nothing and puts a claim on your record.
Ask what happens to the deck: Deck damage is usually discovered after tear-off. Agree a per-sheet price for replacement decking in the contract so it can't be a surprise number.
Decide ventilation at the same time: The only cheap moment to fix attic ventilation is while the roof is off. Get it priced as part of the replacement.
Don't let a deadline make the decision: "This price is only good today" is a sales tactic, not a market condition. Any legitimate quote survives 48 hours of thinking.

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FAQ

Roofing decision guides — common questions

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Should I file an insurance claim for roof damage?

Claim when the damage is sudden and accidental and the cost clearly exceeds your deductible. Don't claim for age or wear — the Insurance Information Institute notes that policies exclude damage due to lack of maintenance.

At what age should I replace an asphalt roof?

Fixr puts asphalt shingle life at 20–30 years. Once you are inside the last few years of that and seeing curling, granule loss or repeated leaks, replacement is usually cheaper than continued repair.

How do I decide between materials?

Start with how long you will own the house, then with what your local climate destroys. Fixr's ranges for a roughly 1,700 sq ft roof run from $6,000–$10,000 for asphalt shingles to $14,000–$38,000 for metal and $20,000–$60,000 for slate.

Is it worth replacing a roof before selling?

Sometimes, but rarely at full recovery. A sound repair plus documented condition often serves better than a full replacement you won't live under. Get both priced before deciding.

Sources

Where these figures come from

Fixr — Roof Replacement Cost · retrieved 2026-07-25
Insurance Information Institute — Which disasters are covered by homeowners insurance · retrieved 2026-07-25