Leaky Roof? Should You Repair Or Replace

At Chaffee Roofing we love solving roof problems. Only last week we got an email with the subject line ‘Leaky Roof.’ It’s the sort of inquiry we get regularly, and our answers aren’t always the same. Every leaky roof is different, but the solution will boil down to ‘repair or replace?’ We’ll ask the client a few questions, to get a better idea of the problem.

Clients with leaky roofs get questions like:

What type of roof do you have?
How old is your roof system?
How bad are the leaks?
What are the long-term plans?

Let’s take a closer look at each question.

What type of roof do you have?

This is a key question that most people don’t know the answer to! Since roofs are long term products, people don’t usually know much about their roof systems until there is a problem. We always work with our customers to explain what type of roof they have, and what their problems are. Once our customer understands what the problem is, we discuss solutions.

About 95% of our business is commercial, but we will do shingle roofs as well. In almost all situations, we need to visit the roof system to get an idea of what the problem is. All flat commercial roof systems have different pros and cons that can be contributing to leaks. The cause and severity of the problem always effects the solution.

How old is your roof system?

Older roofs have plenty of problems. After decades of service, UV degradation takes a toll on every commercial roof system. Plus, more years in service means more years of foot traffic, cold winters, warm summers, general wear and tear on the roof system, etc. In many situations, if the roof system is 25 years old or more, replacement is highly recommended.

How bad are the leaks?

Is it just the one leak? Or maybe it is a few leaks coming in at different places? Are the leaks located in the field of the roof system or near walls or rooftop units? Does it leak every time it rains or just during heavy winds? What type of structural decking do you have? Questions like these help us determine where water is getting in through the roof system and what potential solutions can be. Simple holes are always the easiest to fix. More complicated leaks, like those coming from rooftop units, walls, drains, etc can be more complicated and time consuming to fix.

What are the long-term plans?

Replacing the roof is always the best solution, but it is a major investment. Is the business planning to stay in the building? Are other capital expenses being planned for? Enjoying the benefits of replacing the roof costs money, so consider your options.

Depending on the condition of the roof system, spot repairs may carry the roof through the next few years, if done correctly. If the roof is in decent condition, repairs typically make more economic sense than replacement. However, if your making repairs to the roof system, start budgeting for replacement. It will come sooner than you think!