Roof Repair vs Replacement or Restoration – What’s Best?

When it comes to roof repair vs roof replacement, homeowners often find themselves at a crossroads, unsure which option makes the most sense for their situation. While repairs might seem like the more budget-friendly choice, sometimes a complete replacement or restoration could be more cost-effective in the long run. Making the right decision requires careful consideration of various factors, including the age of your roof, the extent of damage, and your long-term plans for the property. Let’s explore these options to help you make an informed choice.

When is it best to repair, restore or replace a roof?

A roof plays a significant role in your home’s overall aesthetic. Depending on its pitch, shape, colour, and material, it can serve as a striking feature. A newly completed roof can also enhance your home’s value by instantly giving it a fresh appearance, and boosting its market worth.

There can be a range of reasons why you might want to make changes to your roof. For a start, it may be failing, resulting in leaks or draughts entering your home. Secondly, it might just be looking a bit worn out and tired, and you’d like a fresh look. Whatever the reason, you’ll face the question of whether to replace the entire roof, or whether to get it repaired or restored. 

In this article, we’ll explore the reasons why your roof might need rejuvenating, look at the different options for roof restoration, repair and replacement, and understand what is the best solution according to your situation and budget.

Reasons why a roof might need rejuvenation

The roof is one of the most important parts of your home. Not only does it protect your building’s structure from the elements, but it also provides a degree of insulation—keeping your home cooler in summer and warmer in winter. On top of that, the roof is on show for all to see, so if it’s looking shabby, it reflects on your entire property.

There comes a time for every roof when it needs replacing, but replacing a roof is a significant investment, so it’s important to know when you can get by with a quick-fix repair, when you can change your roof’s appearance with roof restoration, or when you need to trade up for a new model of roof and get a roof replacement.

The reasons why a roof will need repairing, restoring or replacing include:

The roof is failing

You may have noticed water leaking into your home, or during a roof inspection, damage has been discovered that’s putting the internal structures of your home at risk.

You also might have noticed your roof sagging in places, indicating structural weakness.

Roofs work hard to keep your home protected, and they do it for a very long time. When they age, they naturally corrode. Different roof materials corrode faster than others, but when corrosion occurs, leaks are more likely.

Maintaining your roof over the years can prevent premature replacement, but if your roof is showing signs of failure, parts, if not all of it, will need replacing.

The pests are getting in

A sign your roof is not doing its job is that pests are able to enter your home. Whether it’s birds, possums or rodents, they won’t do your property any favours if they’re able to get into structures beneath the roof. Pests can do plenty of damage in a short period of time, so it’s important to keep your home well sealed. Proper roof installation or roof repairs can prevent these issues.

Do you want to install insulation?

If you want to keep your home warmer in winter and cooler in summer, then adding insulation beneath your roof is a wise idea. 

Installing roof insulation is no small exercise, however, as the roofing will need to be lifted in the process. So, if the roof is also due for a replacement, it’s a good idea to sort both things out at once. (Harley & Sons install insulation sarking as part of our roof replacement installations.)

The roof is looking tired

Your roof might be covered in rust, moss or mould. Whilst regular cleaning and maintenance can prevent some of this, if it’s been sitting there for a long time, it may have caused damage, and/or be a sign that your roof plumbing is not operating as it should. This is when a freshen up with roof restoration or repair, or a new roof, can be a good idea.

Do you want to change the colour or material of your roof?

There can be a few reasons why you want to change the colour and materials of your roof. For a start, you might want an aesthetic change, for example, if your home currently has terracotta roof tiles, you might want to opt for Colorbond roofing next time round, as you enjoy the change of colour, and the overall cost will be cheaper than tiles.

You might also decide to change your roof’s colour for heat reflection and absorption purposes. For example, if you previously had a dark roof, you might opt for a white roof, as you live in a hot area and want to take advantage of white’s ability to deflect sunlight. Alternatively, you might live somewhere cold, and want to change to a darker-coloured roof, so it absorbs more heat and warms your home.

You’re selling your home

If you want to achieve the best price for your home, having a dilapidated roof will do you no favours. A new roof is an asset for a range of reasons. Not only does it look better in real estate photos, but it will require less immediate maintenance for the new buyer. 

A roof can also impact home insurance, with many insurance companies not insuring roofs over a certain age. Therefore a new, professionally-installed roof is a bonus.

When to choose roof repair, restoration, or replacement:

Before deciding whether to repair, restore or replace your roof, you need to have it inspected to check for signs of age, damage, or failure. Areas of particular concern to look out for are:

• Light is visible when you look at your roof from within the roofspace. If light can enter, so can rain and mould.
• You’ve noticed patches of damp in exterior walls of your home, or in your ceiling.
• You notice chips of roof coating in the guttering, indicating that the coating is disintegrating.
• Your roof is sagging in patches. This likely indicates a structural issue beneath the roof.
• You notice tiles on your roof crumbling.
• There are gaps in the roof pointing on your tiled roof (this is where the roof ridge is bonded to the rest of the roof, and creates a watertight seal)
• You’ve haven’t maintained your roof for some time, or it’s over 25 years old.

Roof Repair

Roof repair is a viable option for roofs that don’t have any major damage or wear and tear, and are still structurally sound overall. Roof repair focuses on addressing immediate concerns, such as leaks, damaged tiles, or localised issues, and the roof is not modified to improve its structural integrity or its condition.

Due to roof repairs being more focussed on spot fixes, it’s generally a cheaper option than a roof restoration, which is a more thorough and involved process, that takes much more time.

Roof Restoration

Roof restoration focuses on revitalising the entire roof, so that its lifespan is extended, it continues to function correctly, and its appearance is improved. A roof restoration will involve a detailed assessment of your roof, followed by a comprehensive overhaul.

Tiled roof restoration

Roof restoration for a tiled roof typically includes:

• High-pressure cleaning. This is to remove lichen, moss and dirt (at Harley & Sons, we use a pressure of 3200 PSI for the perfect restoration)

• Replacement of valleys (roof gutters). This is the sloped area that runs down the angles of your roof to the external gutters. If rusted or aged, your roof may not remain waterproof. (We replace expired valley irons with new Zincalume valleys and with storm seal strips.)

• Re-bedding. Old, cracked bedding is removed and chipped tiles replaced.

• Application of flexi-pointing. This is a flexible pointing compound formulated to adhere to ridge tiles, and not crack.

• Sealing and painting of tiles. After cleaning, tiles are sealed and primed before painting. (We use two coats of membrane, resulting in a product that is three times thicker than all roof paints.)

Read more about Harley & Son’s Roofing services for tiled roof restoration.

Metal roof restoration

Restoration of a metal roof is possible, but is a highly-involved process, and often not worth the effort. Why? If a metal roof is showing obvious signs of age, such as faded coating or rusting, it’s likely it soon needs replacing anyway. (A roof generally needs replacing at between 20 and 30 years, depending on its condition.) Hence, the cost and labour involved with restoring a metal roof is often not worth it, given a replacement is on the horizon. This is why, at Harley & Sons, we don’t perform metal roof restorations.

In saying that, if you do decide to try to restore your metal roof, the process would involve using specialty cleaning solutions to prepare the surface, physically scrubbing off white rust, high pressure cleaning, and applying primers before the roof can be recoated. Any paint coating used must be approved for use with your roofing system, otherwise it may fail.

Restoring a metal roof is very time consuming, involves purchasing a lot of products and paints, working at height and hard yakka. When you consider the time it takes and the cost of the materials, it makes sense to replace the roof instead.

Roof replacement

In the following circumstances, a complete roof replacement is likely the best option.

• Your roof is over 30 years old.
• Your roof is substantially damaged, and you’re experiencing leaks, draughts, and/or pests are able to enter through damaged areas.
• A large portion of your roof has deteriorated. For instance, your metal roof is rusting to the point that it’s disintegrating, or your roof tiles are crumbling and won’t withstand cleaning.
• The substrate beneath your roof is failing (it is rotting or disintegrating, and can no longer be drilled into). This indicates either significant age or damage caused by a faulty roof. In either case, it makes sense to replace the roof at the same time as replacing the substrate.
• You want to increase the value of your home, and your roof has seen better days. You want to invest in a new roof so that you know your house is well protected.
• You want to do whatever you can to make your home more energy efficient, and replacing your roof, or adding insulation during a replacement, will help your home stay warmer or cooler, as per your needs.

How long is my new roof expected to last?

It depends on what material you choose for your roof. Here is an average idea of how long your roof will last. 

Colorbond steel roof: 20 + years

Zincalume Steel roof: 30+ years

Polycarbonate and Fibreglass: 10-30 years

Clay tile roof: 30 + years

Asphalt shingles: 30 + years

Note, if your roof is well-maintained, it can last longer than the predicted lifespan. Also, if you live in a particularly challenging location, with harsh elements, the lifespan of a roof may be reduced.

How can I protect my roof?

There are measures you can take to keep your roof in the best condition possible and prevent costly repairs or replacements. Here are some tips:

Have your roof regularly inspected 

You should check your roof’s condition at least twice a year, and after extreme weather events, like storms. Look out for rust on metal roofs, damaged or missing tiles on tiled roofs, or cracks in fibreglass roofing. Identifying small issues early can prevent bigger, costlier repairs down the track.

Check for Rust, Algae and Moss

Regularly clean any moss or algae buildup on tile and metal roofs. Moss and algae can retain moisture and lead to surface deterioration, so it’s important to clear them when they appear. If your roof is metal, checking for rust is important. Treatments are available to remove and prevent rust. The sooner they are applied, the better.

Clean downpipes and gutters

When gutters and downpipes get clogged with leaves and other decaying matter, water will not drain away appropriately, and it can pool in the gutters. Over time, this can damage the roof’s structure.

Trim Overhanging Branches

When branches hang over your roof, they can drop branches which can scratch or dent your roof’s surface. They also drop leaves that block gutters. Keeping nearby tree branches trimmed is a good idea if you want to protect your roof.

Address Damage Quickly

If you observe that your roof is leaking, or that there’s any damage to your roof’s surface, don’t delay in seeking repairs. Your roof’s structure can be further damaged if problems aren’t addressed quickly. A professional assessment is recommended.

These tips will help prolong the life of your roof and prevent costly repairs or replacements.

FAQs

Is roof replacement covered by insurance?

Most insurance companies in Australia will cover roof replacement if your roof damage is caused by unpreventable events. These include natural disasters (storms, bushfires etc.), damage from falling trees, and theft or vandalism. Insurance companies may offer, for an additional cost, the option of additional protection for things like pest damage or wear and tear.

Generally speaking, a damaged roof won’t be covered by insurance if it’s poorly maintained, deliberately damaged, or damaged during construction work. Also, some insurance companies won’t cover roofs over a certain age, (usually 20 years), or DIY installed roofs.

As always, check the fine print of your insurance policy to understand whether or not your roof will be covered.

How much does a roof replacement cost?

It depends on the size and pitch of your roof, and on the materials you choose. Certain materials are more pricey than others. 

Other factors that impact cost are the thickness of the sarking (insulation paper) used and the complexity of the ridges and valleys in your particular roof.

A job may be more costly if there are accessibility challenges when performing the installation, if there is any water damage, and if your roof is particularly high. You also need to include costs for removal and disposal of old materials in your calculation.

Another word on costs: many people choose to address their roof plumbing issues whilst undergoing roof restoration and roof replacement. So, if you are also hiring a roof plumber for gutter replacement, to install Colorbond fascia covers and leaf guards, you need to also add those costs.  

For more information on our roof replacement pricing, contact us for a quote.

How long does a roof replacement take?

For a new tiled roof, or replacement tiled roof, it might take between one and two days, however it depends on the size of your roof, and the complexity of the job.

The installation of Colorbond roofing is usually a little faster than that of a tiled roof, however 1-2 days would be the average timeframe.

Is it better to install my own roof?

Anyone who’s ever tried it will likely recommend that you don’t! Unless you’re very experienced and have the right equipment, then DIY roofing is challenging and time consuming. There’s plenty of opportunity for error and to damage expensive roofing supplies. DIY roofing is also not particularly safe. 

In addition, your roof may not be covered by your insurance policy if it’s not installed by a professional. (Check your insurance policy first.)

With Harley & Sons, we take all OH&S precautions when installing a roof, which means we erect proper scaffolding and guard rails when needed, so that our installers are as safe as possible. We also take proper care to ensure that the area beneath the roof is properly prepared before we install your roof. This includes installing all new roof battens for metal roof installations, and replacing damaged roof battens for tiled roofs, and installing sarking paper (for insulation).

Our roof installers and tilers are fully qualified, with years of experience on the job.