Lean toward a repair when…
- The roof is less than about halfway through its expected life
- The problem is in one area — a canale, a parapet cap, one pipe boot, a few shingles
- There's been one leak, not a pattern
- The decking underneath is solid
Lean toward replacing when…
- Leaks keep showing up in new places
- Shingles are curling, cracking or losing granules all over
- A flat roof has soft, wet spots or foam that's brown and crumbly
- There are already two layers on the roof
- You've spent more on repairs in the last few years than you'd like to admit
The middle option for flat roofs
Many Placitas homes have foam or coated flat roofs. If the foam is still firm and dry, a recoat restores protection for a fraction of a new roof. If the foam is soaked or the coating has been gone for years, replacement usually wins.
A quick cost test
| Question | If yes… |
|---|---|
| Would the repair cost more than about a quarter of a new roof? | Get a replacement quote too |
| Is the roof within a few years of its expected life? | Replacement often makes more sense |
| Are you selling soon? | A sound repair may be enough — buyers' inspectors will look |
Don't forget what you can't see
Long-running leaks can soak insulation and rot decking before a stain appears. A roof inspection with moisture checks and photos gives you facts instead of guesses.
Call (505) 230-4024. We'll tell you honestly whether a repair will do.
Questions homeowners ask
Can you just patch my flat roof?
Often yes, if the rest of the roof is sound. Patches over wet foam don't last, so we check first.
Is it OK to put a new roof over the old one?
Sometimes one overlay is allowed, but tearing off lets us check the deck and is usually the better job.
How long will a repair last?
A good repair on a healthy roof can last for years. On a worn-out roof, expect more problems nearby.