You’ve noticed a problem with your roof. Maybe it’s a leak, some missing shingles after a storm, or your neighbor mentioned it looks “a little rough.” The big question: is this a repair or a full replacement?
The answer isn’t always obvious, but here’s how to think through it.
When Repair Makes Sense
Minor, localized damage is usually repairable. Think:
- A few missing or damaged shingles (from a storm, fallen branch, etc.)
- Small leaks that can be traced to a specific spot
- Damaged flashing around vents or chimneys
- Minor wear in one section
Rule of thumb: If the damage affects less than 30% of your roof and the rest is in good condition, repair is usually the right call.
Cost Comparison
A typical repair in Central NJ might run $200-800. A full replacement is $10,000-25,000+. If your roof has 10+ years of life left, spending a few hundred on repairs makes sense.
When Replacement Makes Sense
Sometimes repairs are just putting a Band-Aid on a bigger problem.
Signs you need a new roof:
- Age: Asphalt shingles last 20-30 years. If yours are approaching that age and having problems, it’s time. Many homes in Millstone and Freehold built in the 90s are hitting this point now.
- Widespread damage: Multiple leaks, extensive missing shingles, or sagging areas indicate systemic failure.
- Damaged decking: If the plywood underneath is rotting, repairs won’t solve the underlying issue.
- Multiple layers: If your roof already has two layers of shingles (the NJ max), you can’t add another — it has to come off.
- Selling soon: A new roof can add significant value and make your home more attractive to buyers in the competitive Central NJ market.
The 25% Rule
Here’s a practical guideline: if repairs would cost more than 25% of a full replacement, go with the replacement. You’ll get a warranty, a fresh start, and better long-term value.
What to Do First
Before making any decision:
- Get a professional inspection. A qualified roofer can assess the overall condition, not just the obvious problems.
- Check your attic. Look for water stains, daylight coming through, or soft spots in the decking.
- Review your records. When was the roof installed? Has it been maintained?
Insurance Considerations
If the damage is from a storm — and we get plenty in Central NJ — your homeowner’s insurance may cover some or all of the cost. Document everything with photos before any work is done, and file a claim promptly.
Important: Insurance typically covers sudden damage, not wear and tear. A 25-year-old roof failing isn’t covered — that’s just end of life.
Not sure what your roof needs? Schedule a free inspection and we’ll give you an honest assessment. We serve Millstone, Freehold, Monroe, East Windsor, Princeton Junction, and all of Central New Jersey.