Repair or replace? How to tell in Central Florida

1. Start with age and material

In Central Florida heat, asphalt shingle roofs often last around 15 to 20 years. Tile lasts far longer, but the underlayment beneath it often needs replacing at around 20 to 30 years. Metal commonly runs 40 years or more. A roof well inside its expected life is usually worth repairing; one near the end usually is not.

2. Is the problem isolated or everywhere?

One cracked pipe boot, a few storm-lifted shingles or a short run of failed flashing are classic repairs. Granule loss on every slope, brittle shingles that crack when lifted, or leaks showing up in new places each season mean the whole roof is aging out.

3. Check the decking

Soft or spongy spots mean water has been getting into the wood for a while. A few small areas can be repaired. Soft decking in several places is a strong sign that a full reroof, with deck replacement, is due.

4. Know the Florida code limit

Florida’s building code limits how much of a roof section can be repaired or replaced within a year before that section has to be brought up to current code. A 2022 state law relaxed this for roofs already built to the 2007 code or newer. On older roofs, a large repair can turn into a bigger job, so ask your roofer whether your repair is near that line.

5. Think about insurance

Many Florida insurers look closely at roof age and condition, and some ask for an inspection on older roofs. Talk with your agent about how your roof’s age affects your coverage before you decide. A repair that keeps an old roof going may not change how an insurer sees it.

6. Compare the money honestly

If you are paying for repairs every year on a roof near the end of its life, that money may be better put toward a replacement. If the roof has years left, a good repair is the smart spend. A trustworthy roofer will tell you which situation you are in.

Quick checklist

• How old is the roof, and what material is it?
• Is the damage in one area or across the roof?
• Is any decking soft?
• Has the same leak come back, or have new ones appeared?
• What does your insurer need?

Book a roof inspection, or read about roof repair and roof replacement.