My question here is: how often will you patch a roof before making a decision to replace the entire roof? (A new roof here is a min. of $4,000.00). Just how bad or worn out does a roof have to get before you consider total replacement? --68.63.xxx.xxx

how old is the roof? --99.92.xx.xx

I had to replace roof on house and garage this year. I used a zero percent credit card check and paying it back according to the terms... that reduced the blow to the budget. Just about paid off... but smaller amounts monthly were eaiser to budget yet got the job done and no more leaks! --99.203.xx.xxx

I've done roofs on just front or back depending on which side was bad. I also do roof overs -- cut the hanging tabs and put new shingles over old. Put tarpaper down on old first. If the edges aren't curled up on old shingles no reason not to go over. (FYI I wouldn't do this in yankee land-- land of the much snow on the roof due to overloading possibility) --99.103.xxx.xxx

Case in point, I needed three new roofs around the same time. One home I owned 50%, another home only 25% and the tired house was 100% mine. Since I controlled on of these homes, I could put a roof over the old roof, it was the second layer and the first was in good condition. Since I had time, I did the job myself costing me only $2,300 in materials. The Second and Third houses my partners wanted to wait, and wait and wait until it was too late to do a roof over roof. It had to be stripped and done by an outside company. I wasn't going to work on partnership homes when we waited too long to make the job simple. Those roof's cost each around $7,000. --47.156.xx.xx

I will not patch a roof. At minimum I would have a roofer pull up any leaky area shingles and replace with new shingles. If the amount of shingles needing replaced is more than about 10% of the overall area of the roof, it's usually more economical to replace the entire roof. The cost of water damage outweighs the cost of a new roof...you're going to need the new roof anyway at some point...so why put it off. The only time I'd "patch" is if you're trying to get by for a month or so until your roofer comes back from vacation or to get through until the weather warms up when roofers can install. --99.92.xxx.xxx

--68.63.xxx.xxx

Up here the shingles start to curl and pieces will be out on the grass when it's just a little past time. I try to replace according to the amount of time that the shingle manufacturer said. I have thirty year dimensional shingles on my home and they have about 8 years to go but I will look for signs. Now what does leak are the collars around pipes and the area around the chimney if the flashing wasn't perfect. I have another building that I would like to replace the roof this summer upcoming. I asked for an estimate last year from the best guy around and they never called back. I have another one with thirty year shingles also, and one more with twenty year shingles and that will be due also but I can see the top front from across the street and they look good. --73.248.xxx.xxx

Gail --71.203.xx.xx

I don't remodel the bathroom because the tub handle is leaking. --50.32.xxx.xx

"If you don't have a solid foundation and a water tight roof - what do have?" A bag full of troubles. --99.59.x.xxx

takes pictures and files a report to local authorities. --184.53.x.xxx

Out of 18 SFH, I have bought new roofs for 9 of them. I never look forward to buying another one though. Yes, all roofers will say you need a new roof. I hate dealing with roofers too. Like NE, I had roof leaks with brand new roofs too. --68.63.xxx.xxx

When we designed our house, we made sure there were no valleys in the roofs. All straight line, maybe different heights. Less likely to leak. If you are patching all over the roof, and tired of it or don't trust a tenant to tell you, it is time for a new roof. I am doing metal roofs whenever I can. --108.4.xxx.xx

Oh that's right I'll need 2.5 inch roofing nails instead of the 2 inch nails!!!!!!!! --99.103.xxx.xxx

Before you put on a new roof, check the vent/exhaust boots(like Ally said) and anything sealed with asphalt cement. These can have a much shorter lifespan than shingles and are sometimes the first thing to go bad and start leaking. --107.141.xx.xxx

Normally we have to replace roofs not because they leak but because they are GONE (hurricanes!) So at least SOME insurance comes into play. --50.82.xxx.xx

Almost every fixer-upper I have bought, someone before me decided to add another room (3rd bedroom or laundry room) to the back of the house and where the connection was made between back of house and the new addition,...always leaks. In many cases, the new addition just does not have enough pitch to drain the water off. I do find that metal roofs are better for low pitch roofs. In other cases, a torch-down roof job will fix it. --68.63.xxx.xxx

The slumlords in my town NEVER buy new roofs,...they just keep patching, patching and more patching. Two doors down is a 4-plex where the roof has been patched so many times you can't even see the original shingles anymore. In some areas, hot roofing tar gets mopped in big areas including the valleys. It does not look pretty but I would assume it seems to get the job done. --68.63.xxx.xxx

Like you said in the first post Roy, the leaks happen after three days straight of rain. So sometimes I think it's not even worth trying to do a perfect repair and just do some repair to 1) placebo effect for tenant and 2) maybe it will work. --50.4.xxx.x

Roof vent boots should be checked annually. Never replace a roof without new boots never. --99.103.xxx.xxx

I am a fan of metal roofs. I am not sure if they are popular down there yet --72.23.xxx.xx

Metal roofs are very popular here. Most of the ones I have bought were metal. It actually cost less to do metal than shingle roofs. --68.63.xxx.xxx

Consider installing a metal roof if the house uses a straight gable roof. It is matter of installing 1"/2" wood strapping then bolting in metal roof panels. With a metal roof there are three grades of material which are residential, medium thickness then heavier commercial grade. With one layer of shingles there is no need to tear up where metal roof can over shingles. So many roofers want repeat business as metal roof will last at least three times longer. View some videos on You Tube about metal roofs then can familiar with the process installation and life expectancy. Once the dimensions of the roof are known then it is possible to price out the materials for a metal roof or can go back to renting a roof with shingles. Most building supply stores carry metal roof materials where it is package altogether. --147.194.xxx.xx

Tar patching last about a year. I would replace faulty shingle if possible. If whole roofs looks old and worn I would replace. Check to see how many bare spots are in the shingles do to loss of rocks from hail or age. Check your gutters to see how many rocks are in them,if a lot probably time for new roof. --73.120.xx.xxx

Best to wait til it leaks then replace. Why? You can expense the entire roof as a repair instead of depreciating it, is my understanding, if the roof is leaking. There was a tax court case on this. --201.140.xxx.xx

--96.237.xx.xx

Look at the roof. If there are missing tabs, cracked edges, lots of nails are popping up, or the shingles are faded and worn, it's time to replace. If it's simply a small leak but shingles otherwise are flat and solid, try for a patch. Most roof leaks are small and the interior drywall can be fixed with relatively small repair. See if that patch works. If not, re-evaluate later. --173.20.xxx.xxx

--68.63.xxx.xxx

Roy maybe time to replace handiman!!!!! Never met a man from AL who couldn't patch a roof -- so it wouldn't leak. --99.103.xxx.xxx

--76.176.xxx.xxx