This is the single most common question we hear from Alpharetta homeowners, and unfortunately it is also the question that gets the most dishonest answers in our industry. Too many contractors push replacement when repair would serve the homeowner perfectly well, because replacement jobs pay significantly more. On the other hand, some budget-focused operations keep patching a roof that genuinely needs replacing, which just delays the inevitable and costs more in the long run.
So here is our honest framework for making this decision, the same one we use when advising our own customers.
Start with your roof’s age
Every roofing material has a realistic service life, and knowing where your roof sits on that timeline is the most important factor in this decision.
Architectural (dimensional) shingles - the most common type on Alpharetta homes - have a realistic lifespan of 20-30 years in our Georgia climate. The manufacturer warranty might say 30 years or even “lifetime,” but real-world performance in our heat, humidity, and storm exposure typically falls in the 20-25 year range for standard-grade shingles and 25-30 for premium.
3-tab shingles, which are thinner and flatter, generally last 15-20 years in our area. Many Alpharetta homes built in the 1990s and early 2000s still have their original 3-tab roofs, which puts them right at or past their expected service life.
Here is the general rule we follow:
- Roof under 10 years old: Almost always repair. The roof has significant life left.
- Roof 10-15 years old: Repair makes sense for isolated problems. Start planning financially for eventual replacement.
- Roof 15-20 years old: Evaluate each situation carefully. Major repairs may not be worth the investment.
- Roof over 20 years old: Replacement usually makes better financial sense unless the roof is in unusually good condition.
The 30% rule of thumb
Here is a practical benchmark we share with homeowners: if the cost of repairs exceeds 30% of what a full replacement would cost, replacement usually makes more financial sense. This is not a hard rule, but it is a reliable guideline.
For example, if a full replacement on your Alpharetta home would cost $12,000, any repair that approaches $3,600 should prompt serious consideration of replacing instead. You are putting significant money into a roof that will still need replacing eventually, and the new roof comes with a fresh warranty that a repair does not provide.
When repair is clearly the right call
There are situations where repair is obviously the better choice:
Storm damage to an otherwise healthy roof. If a tree branch punches through a section of your 8-year-old roof, that is a repair. The rest of the roof is sound and has years of service left. File an insurance claim for the damaged area, get it fixed properly, and move on.
Isolated leak from a specific source. Failed pipe boot flashing, deteriorated chimney flashing, or a specific area where shingles have lifted - these are targeted problems with targeted solutions. Fixing the source of the leak costs a fraction of replacement and fully resolves the issue.
Minor shingle damage. A few cracked, curled, or missing shingles can be replaced individually. This is routine maintenance, not a sign that your entire roof is failing.
Budget constraints with a newer roof. If your roof is under 15 and you simply cannot afford replacement right now, strategic repairs can extend its service life while you save for the bigger project.
When replacement is the smarter investment
These situations point toward replacement:
Widespread granule loss. If your gutters are consistently full of granule material and your shingles look smooth and dark instead of textured, the protective layer is gone. This is systemic wear, not something you can repair.
Multiple active leaks. One roof leak is a repair. Three or four leaks in different areas of the roof suggest widespread underlayment or material failure. Patching multiple areas on an aging roof is throwing good money after bad.
Sagging or uneven roof deck. If you can see dips or waves in your roofline, the decking underneath has been compromised by moisture. This cannot be fixed by replacing shingles - the structural layer needs attention, which means everything above it comes off.
Planning to sell within 2-3 years. A new roof typically adds 60-70% of its cost to your home’s resale value and makes the house significantly easier to sell. Buyers and their inspectors in Alpharetta’s competitive market scrutinize roofs closely, and a new one eliminates a major negotiation point.
Insurance requirements. Some homeowner insurance companies will not renew policies on roofs over 20 years old or may require higher deductibles. If your insurer is raising this issue, replacement may be necessary regardless of the roof’s apparent condition.
What about layering a new roof over the old one?
Georgia building code allows up to two layers of asphalt shingles on a residential roof. Some contractors offer this as a cheaper alternative to full replacement because it eliminates the cost of tearing off the old roof. We generally advise against it for several reasons:
- You cannot inspect the roof deck for damage without removing the old shingles
- The added weight puts more stress on your roof structure
- Heat retention between layers can accelerate deterioration of both layers
- Many shingle manufacturers void or limit their warranty on second-layer installations
- When you eventually do need a full replacement, removing two layers costs significantly more
The situations where a second layer makes sense are narrow: the existing roof must be flat and in good condition with no suspected deck damage, and the homeowner must understand the trade-offs. In most cases, doing it right the first time with a full tear-off is the better investment.
Getting an honest assessment
We think every homeowner deserves a straight answer about their roof’s condition. Getting a professional roof inspection is the best starting point. Here is how to evaluate whether the advice you are getting is genuine:
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Ask to see photos. Any reputable contractor will take photos during their inspection and show you exactly what they found. If someone tells you that you need a $15,000 replacement but cannot show you why, be skeptical.
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Get multiple opinions. We are not offended when homeowners get second or third estimates. In fact, we encourage it. Consistent advice from multiple contractors confirms the diagnosis.
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Watch for pressure tactics. Legitimate roof problems do not require same-day decisions. If someone is pushing you to sign a contract before you have had time to think, that is a red flag.
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Ask about the repair option. If a contractor jumps straight to replacement without discussing whether repair might work, ask why. A good contractor will explain their reasoning, not dodge the question.
Your roof is one of the biggest investments in your home. The decision to repair or replace it deserves careful thought, honest information, and a contractor who puts your interests first.
Not Sure Whether to Repair or Replace? Contact Best Alpharetta Roofer
Stop guessing and get an honest assessment from a contractor who will tell you the truth about your roof’s condition. Best Alpharetta Roofer has serviced 2,473+ roofs across Alpharetta and North Metro Atlanta since 2016. Call (470) 888-0030 for a free roof inspection or schedule your estimate online.
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