Repair a roof when the damage is in one place and the rest still has years left. Replace it when the shingles are worn out across the whole surface. In Sioux Falls, hail often makes the decision early, so the roof's storm history matters as much as its age.
Should I repair or replace my roof?
Repair it if the problem is local: a few lifted shingles, one failed pipe boot, a flashing leak. Replace it if the shingles are brittle, bald or curling on every slope, or if repairs keep coming. We inspect the roof, show you photos and tell you honestly which makes more sense.
How do I know when my roof needs to be replaced?
A roof needs to be replaced when it can no longer shed water reliably. These are the signs.
- Shingles that crack when lifted.
- Bare spots where the granules are gone.
- Curling or cupped edges on many slopes.
- Leaks in more than one place.
- Soft or sagging decking.
- Hail bruises across the roof, confirmed by an inspection.
- Age near the end of the published life: 15 to 20 years for 3-tab, 20 to 30 for architectural shingles.
I have a 15-year-old shingle roof with one leak. Repair or replace?
Repair it, in most cases. A 15-year-old architectural shingle roof is usually in the middle of its life, and one leak most often comes from a pipe boot, a nail pop or flashing. The test is whether the shingles around the leak are still flexible and well sealed. If an inspection also finds hail bruising over the whole roof, the answer changes, and it becomes an insurance question.
My 22-year-old roof has no leaks, but a roofer says replace it now. Is that right?
It may be, but ask for proof. A 22-year-old roof is inside the 20 to 30 year published life of architectural shingles and past the 15 to 20 years given for 3-tab. No leaks today does not mean much if the shingles are brittle and bald. Ask for photos of the wear, find out which type of shingle you have, and get a second opinion. If the roof is sound, planning the replacement for next year is reasonable.
Can you put new shingles over old shingles?
Sometimes the code allows it, but we rarely advise it here. Under the 2021 International Residential Code, which Sioux Falls has adopted, a new layer cannot go on a roof that already has two or more layers, or one that is water-soaked or too worn to be a sound base. An overlay also hides the decking, skips new ice barrier at the eaves and adds weight to a roof that must carry snow. A tear-off lets us fix what is underneath.
Can I replace only half of the roof or one slope?
Yes, one slope or half of a roof can be replaced when the other side is still good. It happens after wind damage to the west or south face, for example. The new side will not match the old in color, and the two halves will wear out at different times. If the whole roof is near the end of its life, doing it all at once costs less than two visits.
I am selling the house in a year or two. Is a new roof worth it?
If the roof is worn out, usually yes, because buyers and their inspectors will find it. A failing roof can stall a sale or lead to a price cut larger than the roof would have cost. If the roof has several good years left, a repair and a clean inspection report may be enough. Selling does not change what the roof needs. It only changes who pays for it.
I am buying a house with an old roof. What should I ask?
When buying a house, ask how old the roof is and get it inspected before you close. Then ask these.
- How many layers are on it?
- Has it been through a hail storm, and was a claim filed and the work done?
- Are there stains in the attic or on ceilings?
- Is there a transferable warranty, in writing?
- Will my insurer cover this roof at its age, and on what terms?
Some insurers pay only depreciated value on older roofs, so call your agent before you make an offer.
Are curling, cracked or bald shingles a reason to replace?
Yes, when the curling or cracking is spread across the roof. Curling shingles have dried out and lost their seal, so wind lifts them and rain blows under. A few curled tabs on one sunny slope can be repaired. Curling on every slope means the roof is at the end of its life.
What do granules in the gutters mean?
Granules in the gutters mean the shingles are shedding their top layer. A little is normal on a new roof. A lot after a storm points to hail. A steady flow from an older roof means the asphalt is exposed and the sun is aging it fast. Look for dark, smooth patches on the shingles to confirm it.
Is a sagging roof dangerous?
It can be. A sagging roof line means decking, rafters or trusses have weakened or are overloaded, and heavy snow adds to that load. Do not wait on it and do not walk on it. HomeGuide lists $1,000 to $5,000 for sagging roof repair nationally, but structural work varies widely. If the sag appears suddenly under snow, leave the room below and call for help.
When is a roof too far gone to repair?
A roof is too far gone to repair when new shingles will no longer bond to the old ones around them. That happens when the shingles crack as they are lifted, when the granules are gone on every slope, or when the decking is soft in several places. Repairs on a roof like that leak at their edges within a season or two. Widespread hail bruising has the same effect, because the damage is everywhere at once.
Is a 20-year-old roof automatically due for replacement?
No. A 20-year-old roof is not automatically due. Age is a reason to inspect, not a verdict. An architectural shingle roof has a published life of 20 to 30 years, and a 3-tab roof 15 to 20. In Sioux Falls the hail record matters more than the birthday. A 20-year-old roof on a shaded, well-ventilated house that missed the worst storms can have years left. One that took large hail twice may be finished at 12.
Can I patch the worst spots and get another five or ten years?
You can often get another five years from patching if the shingles are still flexible and the leaks are at flashing, vents or a few lifted tabs. Ten years from patches alone is unlikely on a roof that is already near the end of its published life. Each winter of freeze and thaw opens new weak points. Patching makes sense as a plan to buy time while you save for the replacement. It makes less sense if every repair is on a different slope.
A few shingles blew off in the wind. Is that a big deal?
It depends on why they blew off. A few shingles lost from a ridge or an edge in a strong straight-line wind is a small repair on a healthy roof. Do it soon, because the bare spot lets rain reach the underlayment and the next gust lifts the shingles beside it. If shingles come off in ordinary wind, or from the middle of a slope, the seal strips have failed across the roof and it needs a full inspection.
One roofer says a $1,200 repair. Another says a $14,000 replacement. The roof is 18 years old. Who do I believe?
Believe the one who shows you evidence. At 18 years, a 3-tab roof is at the end of its published life and an architectural roof may have years left, so both answers can be honest. The $1,200 repair is under a tenth of the $14,000 replacement. If the shingles are sound, it is a cheap way to gain several years. If they are brittle, the repair money is lost. Ask both roofers for photos of the shingle condition away from the leak.
My insurance company says replace the roof in 60 days or be dropped. What can I do?
Start by asking the insurer, in writing, exactly what it found and what it will accept. Some insurers accept a repair or a roofer's inspection report with photos. Others want a full replacement. Then get the roof inspected quickly, because 60 days is short in storm season. Ask your agent whether the deadline can be extended once you have a signed contract and a start window, and shop other insurers in the meantime. We could not confirm the notice rules that apply to your policy in South Dakota. The South Dakota Division of Insurance takes questions and complaints at 605-773-3563. This is general information, not insurance advice.
Should I replace the roof before winter or before storm season?
If the roof is leaking or at the end of its life, replace it before winter. Snow, ice dams and months of freeze and thaw are hardest on a worn roof, and cold-weather work is slower. There is no hurricane season or monsoon to plan around here. Our storm season is hail and straight-line wind from late spring through summer, and nobody can time a roof around hail. A roof that is only middle-aged can wait for spring.
A free roof inspection with photos and a written quote is the only way to get a real price for your roof. Call (605) 273-7260 or send the form on this page.