Repair or replace roof?

Question

Hi Friends,

My rental's roof is leaking above the carport.

I have received bids on just repairing the low slope area where the leak is, and bids on the whole roof.

Some of the contractors said the granule content on my shingles was still pretty good and I should get at least 5 more good years out of it.

Question is do I pay ~$850-1000 for the repair, then replace the whole thing in 5-8 years for ~$5,000-6,000?

OR

Do I have the whole thing replaced right now for ~$5,000-5,500?

Thanks for your feedback.

- Curt

Marc Winter · Answer

If it is a very low-pitch, shingles should NOT have been used to begin with.  That being said, if the carport roof is leaking at the 'valley' or intersection with the main structure, REPAIR asap, and have it done professionally.  A roof leak let go unchecked will cause a lot of damage to the main structure.  Remember, water (right after bad tenants) is a house's biggest problem.

Shaune L Clark II · Answer

I think it depends on a lot of things.

How old is the existing roof?

How long have you had this rental?

Do you have enough set aside for this expense (have you saved enough in CAPEX)?

How long to you plan to keep the property?

How many layers are on the roof now and can you simply add another layer (some states allow up to three layers)?

I would have to say if you plan to keep it and you have the money just replace it. IT will more than likely give you a warranty  and one less thing on your mind through the winter. But that's just my opinion.

Aaron K. · Answer

It depends, on how the roof looks, and due to the fact that the leak is only the carport so far I'd lean towards repair

Jaron Walling · Answer

How long are you planning to keep the rental? That's the only question that matters.

Repair it yourself for a couple hundred dollars if you're going the cheap route.

John Teachout · Answer

Depending on cosmetics, I would consider a steel roof on a low slope application like this. Would be a one time fix.

Mike Reynolds · Answer

Disclaimer: I have been a roofer (when I was younger)

@Curtis Moe

A few things jump out at me here. What is the pitch of the low slope? If it is less than 3/12 you don't need shingles on it. Warranty wont cover shingles on less than 3/12 pitch. Do you have roll roofing instead of shingles? It has granules also. The life span of this type isn't as long as shingles.

if they are 3/12 or more then I would go ahead and do just the repair. It obvious your other roof is a greater pitch so that roof will last longer anyway in 99% of the cases. If you change the whole roof you will just have the same problem down the road and the garage will need replacing before the main roof.

Do you have pictures?

Sam Shueh · Answer

How long you plan to hold on to your home? You go from that schedule.

Charles Kao · Answer

@Curtis Moe

I would repair especially with labor costs this high. You can always replace down the road if you can find a good deal.  I actually found a roofer working on my neighbors house that worked for a big box company and I asked him how much he charged and he said he would do 110 labor for 1 shingle tearoff and roof install which is what the company paid him but had to be done on weekend.  Being that it was such a discount I used him right away because I knew he would realize he could charge way more.  A year later thats exactly what happened, he jacked his prices and started his own company.

Hai Loc · Answer

I have a similar issue with a mobile home.. I tried to seal it but it would still leak..

I am using EPDM 45mm rubber roofing.. it costs 50 cent a sqft..

Again this is for my mobile home and it suitable for it..

its your call if you would want to use this on your carport which might throw off curb appeal of your property

Repair or replace roof?

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