The Question Every Homeowner Eventually Asks
You've got a leak, a few missing shingles, or a roof that's just getting old. The question is always the same: do I patch it, or is it time for a new roof? Get it wrong one way and you waste money on repairs that don't last. Get it wrong the other way and you replace a roof that had years left in it.
Here's the honest framework we use with homeowners across Hinsdale, Oak Brook, Elmhurst, Wilmette, Glencoe, and the rest of Chicagoland.
The 3-Question Test
1. How old is the roof?
Architectural shingles in Chicago's climate realistically last 20–25 years. If your roof is under 12–15 years old, repair is almost always the right first move. If it's past 20, repairs start becoming a short-term bandage on a system that's wearing out everywhere at once.
2. How widespread is the damage?
One leak around a pipe boot or chimney is a repair. Damage spread across multiple slopes — curling shingles, granule loss, soft spots — means the roof as a whole is failing. A good rule of thumb: if more than about 30% of the roof needs work, replacement is usually the better value.
3. Is the decking sound?
If water has been getting in long enough to rot the plywood underneath, patching the shingles on top won't fix it. Soft or sagging areas mean the decking needs replacement — and that's done during a full re-roof.
Repair vs. Replacement at a Glance
| Situation | Usually the Right Call |
|---|---|
| Roof under 15 years, one isolated leak | Repair |
| A few missing shingles after a windstorm | Repair (check insurance first) |
| Flashing failure at chimney or wall | Repair |
| Roof 20+ years old with multiple leaks | Replace |
| Widespread curling, cracking, granule loss | Replace |
| Sagging areas or soft decking | Replace |
| Hail damage across multiple slopes | Replace — often covered by insurance |
The Cost Math
A typical repair runs a few hundred to a couple thousand dollars. A full replacement for most Chicago-area homes runs roughly $10,000–$25,000 depending on size and material. If you're spending $1,500 a year on repairs to a 22-year-old roof, you're paying for a new roof in installments — without getting one.
Don't Forget the Insurance Angle
Before paying out of pocket for either option, find out whether the damage came from a storm. Hail and wind damage across your roof can qualify for an insurance-covered replacement, where your cost is usually just the deductible. We document storm damage and work directly with adjusters.
What Our Inspection Tells You
When we inspect, we tell you straight: if a $400 repair buys you five more good years, that's what we'll recommend. If the roof is done, we'll show you photos so you can see exactly why. No pressure either way.
Not Sure Whether to Repair or Replace?
Get a free inspection and a straight answer — with photos of exactly what we found.
Get Your Free Inspection