The criteria that matter
The decision rests on the condition of the whole roof, not only the spot that leaks. Before ordering a roof repair, go over these four points with us.
The age of the roofing. Compare it to its usual lifespan. Depending on the manufacturer and the quality of installation, that means 15 to 30 years for asphalt shingles, 25 to 35 years for an elastomeric membrane, 15 to 25 years for tar and gravel, 20 to 30 years for a TPO or EPDM membrane, and 40 years or more for sheet metal. These are orders of magnitude.
The extent of the damage. A defect in a single spot can be repaired. The same defects spread over the whole surface signal something else.
The history. A first leak in fifteen years does not mean the same thing as the third in two winters.
What lies underneath. If the decking is rotten or the insulation of a flat roof is soaked over a large area, a patch on the surface fixes nothing.
When repair is the right choice
- The roof is in the first half of its life.
- The damage has a specific cause, such as a windstorm, a branch or badly made flashing.
- The rest of the surface is sound, flexible and well bonded.
- The wood underneath is dry and solid.
When replacement is needed
- The roofing is approaching or past its lifespan.
- Shingles are curled, split or bare all over.
- The membrane is cracked or blistered in several places.
- Leaks keep coming back in different spots.
- Our inspection shows decking that sags or insulation full of water.
The grey zone
Many roofs fall in between. The roofing is worn but not finished, and the leak is local. These questions help decide.
- How many years does our inspection give the rest of the roof?
- Is this the first repair, or one more?
- Is the area around the leak dry underneath?
- Will the repair be under warranty?
- Do you plan to keep the building for a long time?
If the answers are reassuring, you can repair knowing it is for a while, and plan the replacement in two or three years. That leaves time to compare quotes calmly and choose the season for the work. Otherwise, each extra repair delays the replacement without avoiding it.
What to ask us
Ask us for a quote that presents both scenarios. For each, it states what is done, the warranty offered and how long it is reasonable to expect it to last. Also ask for the photos that support our opinion, and what we will do if we find rotten wood once the roof is open.
Rules to know before replacing
According to the City of Montreal, a minor repair generally does not require a permit. In most boroughs, replacing flat roofing does. Several boroughs also require a white roof, a reflective material or a green roof when the roof is redone.
The rules vary by borough. Check with yours before signing.
Frequently asked questions
My roof is 20 years old but does not leak. Should I replace it?
No, age alone does not justify replacing a roof that does not leak. Ask us for an inspection. The inspection will tell you whether a few years remain or whether it is better to plan ahead.
Can you redo only half of a roof?
Redoing only half of a roof is possible when one part is clearly more worn than the other. The tie-in takes care and the appearance will be uneven. Ask us what it changes for the warranty.
A roofer says the whole roof needs redoing. How can I check?
Ask that roofer for photos and the precise reasons. Then get the opinion of one or two other contractors holding an RBQ licence. If they all reach the same conclusion with evidence, the recommendation is solid.
What is the average lifespan of a roof in Quebec?
The lifespan of a roof depends on the roofing. Depending on the manufacturer and the quality of installation, expect 15 to 30 years for asphalt shingles, 25 to 35 years for an elastomeric membrane, 15 to 25 years for tar and gravel, 20 to 30 years for TPO and EPDM, and 40 years or more for sheet metal. A poorly ventilated or poorly drained roof ages faster.