Do I Need to Repair or Replace My Roof

Do I Need To Repair Or Replace My Roof? Key Insights For Homeowners

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Do I Need to Repair or Replace My Roof? Key Insights for Homeowners | Affordable Roofing Contractors San Antonio
Roof Repair vs. Replacement Guide San Antonio, TX

A straightforward, no-fluff guide to help San Antonio homeowners decide whether a repair will solve the problem or whether it is time to invest in a full roof replacement before spending a dollar on either.

Roof repair vs replacement San Antonio Asphalt shingle roof · Roof age · Storm damage Cost comparison · 50% rule · Decision guide Residential · Bexar County · Homeowners Updated 2026
T
Ted
With over 30 years of residential and commercial roofing experience across San Antonio and Bexar County, our crews have helped thousands of homeowners make the repair-or-replace call correctly. This guide is built from real on-the-ground assessments, not insurance company talking points or generic contractor advice designed to sell you the more expensive option.
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Part of our complete asphalt shingle roofing guide
Asphalt Shingle Roofing
15–20
Years a standard 3-tab asphalt shingle roof lasts in the San Antonio heat before replacement is typically needed
50%
The repair-to-replacement cost threshold: if a repair costs more than half of a new roof, replacement is usually the smarter investment
3
Key factors that drive the repair-or-replace decision: roof age, damage extent, and repair cost relative to replacement value
1yr
Texas insurance claim window after a storm event the deadline most San Antonio homeowners miss after hail damage

The repair-or-replace question is one of the most common conversations we have with San Antonio homeowners, and it is also one of the most frequently answered wrong. Some contractors push replacement on roofs that have years of serviceable life left because the margins are better. Others patch roofs that genuinely need to come off, leaving homeowners with recurring problems and mounting repair bills. Neither outcome serves you.

This guide gives you a clear, honest framework for making this call yourself, or at minimum for walking into any contractor conversation knowing exactly what questions to ask and what answers should raise a flag. The decision comes down to six primary factors, and we cover each one in detail below.

The one principle that makes every roof repair-or-replace decision easier: get the diagnosis before you get the quote

The single most expensive mistake San Antonio homeowners make is accepting a repair or replacement quote from a contractor who has not physically inspected the roof. A leak stain on your ceiling does not tell you whether your roof needs a $400 fastener repair or a $14,000 replacement. Only a thorough on-roof inspection does that. Any contractor who quotes major work without walking your roof is not giving you an honest number, and you should not be signing anything they put in front of you.

Roof inspection San Antonio TX repair or replace decision
A proper on-roof inspection is the starting point for every repair-or-replace decision. Ceiling stains, attic views, and satellite measurements are not substitutes for a contractor physically walking your roof surface.
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Six factors every San Antonio homeowner needs to evaluate
How to decide between roof repair and roof replacement
01
Roof age the single most reliable indicator of whether repair makes sense
An aging roof past its expected service life is almost always a replacement candidate, even when the damage looks minor
Roof Age

Roof age is the first thing any honest contractor should ask about. A roof that is 8 years old with a leak has decades of serviceable life ahead of it and almost certainly warrants repair. A roof that is 22 years old with the same leak is a completely different situation: the underlying system has likely reached the end of its engineered lifespan, and patching a single failure point while the surrounding materials continue to deteriorate is rarely a sound investment.

Aging asphalt shingle roof granule loss San Antonio

Standard 3-tab asphalt shingles installed in San Antonio typically reach end of life in 15 to 20 years. The combination of intense UV exposure, summer heat that regularly pushes attic temperatures above 140 degrees Fahrenheit, and occasional severe hail events accelerates aging well beyond what national shingle warranties suggest.

Architectural (dimensional) asphalt shingles carry longer warranties, typically 25 to 30 years, and perform better in the Texas climate. A well-installed architectural shingle roof in San Antonio realistically lasts 20 to 25 years before replacement is warranted.

Premium impact-resistant shingles (Class 4 rated) can last 25 to 30 years in San Antonio conditions and often qualify for insurance premium discounts in Texas because of their superior hail resistance.

0 to 10 years old: Repair almost always makes sense if damage is isolated 10 to 15 years old: Repair is likely the right call; evaluate damage extent carefully 15 to 20 years old: Gray zone; repair if damage is minor, replace if widespread 20+ years old: Replacement is typically the better long-term investment
San Antonio-specific note: shingle aging is faster here than in cooler climates. A roof that looks like it has 5 years left based on visual inspection in a northern state may have only 2 to 3 years of reliable service left under consistent Texas heat and UV exposure. If your roof is within 5 years of its expected end of life and you are considering a repair, ask your contractor what they honestly expect the remaining service life to be after the repair is done.
Roof age evaluation checklist
  • Confirm the year your roof was installed check your home purchase documents or prior roofing permits
  • Identify shingle type: 3-tab (shorter lifespan) vs architectural vs impact-resistant
  • Ask the contractor for their honest estimate of remaining service life after any proposed repair
  • If you do not know the install year, have the contractor assess age indicators: granule loss, brittleness, and curling
  • Factor age into the cost comparison: a repair on a 5-year-old roof has a very different value than the same repair on an 18-year-old roof
02
Extent of damage isolated problems are repairable; systemic failure is not
The percentage of your roof surface that is damaged or deteriorated is the clearest indicator of whether repair is viable
Damage Extent

Not all roof damage is equal, and the location and spread of damage matters as much as its severity. A single missing shingle over your front door is a repair. Widespread granule loss across three roof slopes combined with multiple soft spots in the decking is a replacement. The key question is whether the damage is isolated to one or two specific areas, or whether it reflects a condition that is developing across the whole roof system.

Under 10%
repair zone
Damage affecting less than 10% of the roof surface: This is classic repair territory, provided the roof is not also near end of life. A failed flashing, a small section of wind-lifted shingles, a single damaged valley these are discrete, repairable problems that do not indicate systemic failure. A professional patch or partial re-roofing of the affected section is the right call.
10–30%
evaluate carefully
Damage affecting 10 to 30% of the roof surface: This range requires careful evaluation of roof age and remaining service life. Repairing this extent of damage on a younger roof is often the right call. On a roof within 5 years of end of life, the math frequently favors replacement because repair costs are high and the remaining roof will need attention again soon.
Over 30%
replacement zone
Damage affecting more than 30% of the roof surface: At this point, the roof system has experienced widespread failure that typically reflects underlying age or material deterioration rather than isolated events. Repairing 30% or more of a roof piecemeal is rarely cost-effective compared to a full replacement with new materials and a fresh warranty.

Beyond the percentage of surface affected, pay attention to what is damaged. Shingles are a surface material and are relatively straightforward to replace. Decking damage, structural rafter issues, or widespread underlayment failure are deeper problems that make repair significantly more expensive and complicated. If your contractor finds rotted decking during an inspection, that cost needs to be factored into the repair estimate before you can make a valid comparison against a full replacement.

What to ask

When a contractor tells you a repair will fix the problem, ask these two follow-up questions: First, "Is this the only area of the roof with this type of damage, or are there other areas developing the same issue?" Second, "If you were replacing this entire roof today, what condition would you describe the decking and underlayment in?" Those two answers will tell you a great deal about whether repair is genuinely sufficient or whether you are being steered toward the lower-cost option for other reasons.

Damage extent evaluation checklist
  • Total percentage of roof surface affected by damage estimated and documented in writing
  • Damage type identified at each affected area: shingles, flashing, underlayment, or decking
  • Decking inspected for soft spots, rot, or delamination across the full roof, not just the visible damage area
  • Underlayment condition assessed beneath damaged shingle sections
  • Inspector confirms whether damage pattern is isolated or indicative of a systemic condition developing across the roof
Roof damage assessment shingles granule loss curling San Antonio
Widespread granule loss, curling shingle edges, and bare patches across multiple roof planes are signs of systemic deterioration rather than isolated damage. When these conditions appear together, replacement is typically the right call.
03
The 50% cost rule the financial benchmark every homeowner should know before getting a repair quote
If a repair costs more than half the price of a full replacement, the numbers almost always favor replacing
Cost Benchmark

The 50% rule is a straightforward financial benchmark that professional roofing contractors and insurance adjusters use to evaluate repair vs replacement decisions. It works like this: if the cost of a repair exceeds 50% of what it would cost to replace the entire roof, you are almost always better served financially and practically by replacing the roof.

The logic is sound. At 50% of replacement cost, you are spending a significant amount of money on a partial fix that does not extend the roof's lifespan the way a full replacement would. You do not get a new product warranty. You do not get new underlayment across the whole surface. You do not reset the age clock on the roofing system. You get a patched roof that still has the original aging materials across the majority of its surface.

Under 25%
repair clearly
Repair cost is less than 25% of replacement cost: Repair is almost always the right call here, assuming the roof is not also at or near end of life. The investment is proportionate to the expected return in additional service life.
25–50%
evaluate carefully
Repair cost is 25 to 50% of replacement cost: Repair is usually the right call if the roof is under 15 years old and has significant remaining service life. If the roof is 15 years or older, run the numbers carefully. A roof that needs another significant repair in 3 to 4 years will have cost nearly as much as a replacement in total.
Over 50%
replace
Repair cost exceeds 50% of replacement cost: Replacement is almost always the better investment. You get a complete new system with a full manufacturer warranty, new underlayment, and a roof that starts its service clock fresh rather than continuing to age from a damaged baseline.
To apply the 50% rule, you need both numbers in writing from a contractor who has inspected the roof. Ask for the repair estimate and a full replacement estimate side by side. A reputable San Antonio roofing contractor will give you both without pressure. If a contractor refuses to provide a replacement estimate because "you just need a repair," that is a red flag worth noting.
50% rule application checklist
  • Written repair estimate received from a contractor who physically inspected the roof
  • Written replacement estimate received from the same contractor for direct comparison
  • Repair cost divided by replacement cost to calculate the percentage threshold
  • Remaining service life factored in: a repair on a 5-year-old roof has far more value than the same repair on an 18-year-old roof
  • Second written estimate obtained from a different contractor to verify both numbers are reasonable for the San Antonio market
04
Leak history and recurring problems a roof that keeps failing is telling you something
A roof that has been repaired multiple times in a short window is a strong signal that the system is failing, not just the individual patch points
Leak History

One leak in a well-maintained roof is an event. Two or three leaks in the same roof over three to five years is a pattern. Recurring leak problems are one of the strongest indicators that a roof has crossed from maintenance-and-repair territory into end-of-life territory, even when each individual leak appears to be isolated.

This happens because roofing systems age as a whole, not as individual components. When a shingle fails in one area, the underlying cause is often that the adhesive strip holding shingles down has softened with age across the whole roof, that the granule coating has worn away from UV exposure everywhere, or that the sealant at every flashing joint has dried and cracked. Fixing the leak you see does not fix the condition that is causing leaks to develop. You are simply playing catch-up with a system that is progressively failing.

Recurring roof leaks ceiling water damage San Antonio home

One repair in the past 5 years: Normal maintenance. Repair the current issue and monitor the roof annually.

Two repairs in the past 3 years: Evaluate carefully. The frequency suggests developing systemic issues. Ask your contractor to assess whether the repairs have been addressing truly isolated problems or whether they reflect broader material degradation.

Three or more repairs in the past 5 years: This is a strong replacement signal. At this frequency, the total cost of repairs is likely approaching or exceeding what a replacement would have cost, and you still do not have a new roof or a new warranty at the end of it.

Active leak with no prior repairs: Assess damage extent; repair is likely appropriate Second leak in 3 years: Evaluate age and damage pattern; borderline replacement signal Third or more leaks: Strong replacement indicator; run the 50% cost comparison Leaks in multiple areas simultaneously: Systemic failure; replacement is almost always warranted
Money note

Add up what you have spent on roof repairs in the past 5 years before accepting another repair quote. Many San Antonio homeowners discover when they do this math that they have spent $4,000 to $6,000 patching a roof that could have been replaced for $9,000 to $12,000, and they still do not have a new roof. If your cumulative repair spending over 5 years exceeds 40% of current replacement cost, replacement is very likely the better financial decision going forward.

Leak history evaluation checklist
  • Total number of roof repairs completed in the past 5 years compiled and documented
  • Total dollars spent on roof repairs in the past 5 years calculated
  • Cumulative repair spending compared against current replacement cost estimate
  • Pattern of leak locations reviewed: isolated to one area vs multiple areas across the roof
  • Contractor asked directly: "Is there a systemic condition causing these recurring leaks, or is each one truly isolated?"
05
Storm damage and insurance coverage when your insurer changes the math entirely
A qualifying storm event can turn a repair decision into a full replacement at little or no out-of-pocket cost to you
Storm and Insurance

San Antonio sits in one of the most active hail corridors in the United States. When a significant hail or wind event qualifies as a covered loss under your homeowners insurance policy, the repair-or-replace calculation changes dramatically. If your insurer covers the full cost of replacement, the financially correct decision almost always becomes replacement, even if the damage would otherwise be in repair territory.

Texas homeowners insurance policies typically cover roof damage from sudden storm events: hail, high winds, falling trees, and lightning strikes. They do not cover damage from normal wear and aging. After a qualifying storm event, you have a right to file a claim and receive an independent assessment from a roofing contractor of your choosing, separate from whatever the insurance adjuster assesses.

1"+ hail
claim threshold
Hail at 1 inch diameter and above: This is the standard trigger size for most Texas homeowners insurance policies to consider hail damage a covered event. Hail at this size and larger can damage shingle granule coatings, crack or puncture panels, and compromise the weatherproofing at seams and flashings. File a claim if a storm dropped hail at or above this size on your neighborhood.
1year
Texas claim window
Texas insurance claim filing deadline: Texas law generally allows homeowners one year from the date of the storm to file an insurance claim for roof damage. Many San Antonio homeowners miss this window by waiting too long after a storm to have their roof inspected. If you experienced a significant storm event in the past 12 months and have not had your roof inspected by a licensed contractor, do it immediately.
ACV vs RCV
policy type
Actual Cash Value vs Replacement Cost Value policies: An ACV policy pays you the depreciated value of your old roof, which may cover only a fraction of replacement cost. An RCV policy pays the full cost to replace your roof with a comparable new one. Knowing which type of policy you have is critical before deciding whether an insurance-covered repair or replacement actually makes financial sense for you.
After any hail event where the hail was reported at 1 inch or larger in your zip code, have your roof inspected within 30 days. Some hail damage, particularly granule coating loss on asphalt shingles and seam stress at flashings, is not visible from the ground and will not cause an active leak for months or years. By the time the damage shows up as a water intrusion, your insurance claim window may have closed. A professional post-storm inspection is your only reliable way to document what actually happened to the roof on the day of the storm.
Insurance and storm damage checklist
  • Storm event date documented immediately after any significant hail or wind event
  • Professional roof inspection completed within 30 days of the storm
  • Damage documented with dated photos before any temporary repairs are made
  • Insurance policy type confirmed: ACV or RCV, and deductible amount reviewed
  • Insurance claim filed within the Texas one-year window after any qualifying storm event
  • Independent contractor estimate obtained separately from the insurance adjuster's assessment
  • If adjuster scope is significantly lower than contractor estimate, a public adjuster review is requested
Hail damage asphalt shingles San Antonio storm inspection
Hail impact creates small circular impact marks on asphalt shingles and knocks granules loose from the surface coating. This type of damage is not always visible from the ground and requires an on-roof inspection to document properly for an insurance claim.
06
What a full replacement actually gives you beyond just stopping the current leak
Understanding the full value of a replacement helps put the cost comparison in the right context
Replacement Value

Homeowners often compare repair cost to replacement cost purely in dollar terms, which understates the value of replacement. A full roof replacement does not just fix the current problem. It delivers a new system with new warranties, new underlayment, inspected and repaired decking, and a fresh service life clock. When you frame it that way, the cost-per-year of service life often compares more favorably to repair than the raw upfront numbers suggest.

New manufacturer warranty: 25 to 30 years on architectural shingles; void on a repaired old roof New contractor workmanship warranty: Typically 5 to 10 years on a full replacement New underlayment: The waterproof barrier beneath shingles is replaced entirely Decking inspection and repair: All rotted or damaged decking identified and replaced New flashing at all penetrations: Chimney, skylights, vents, and valleys all resealed fresh Insurance rate impact: New impact-resistant shingles can reduce your homeowners premium in Texas

There is also a home sale consideration worth noting. If you are planning to sell your San Antonio home within the next 3 to 5 years, the age and condition of your roof will appear in the buyer's inspection report and affect your negotiating position. A recent roof replacement eliminates that negotiation point and can meaningfully improve buyer confidence. A patched aging roof that is noted in the inspection report as "near end of life" typically results in either a price reduction request or a repair credit demand from the buyer.

What you get With a repair With a replacement
Current leak fixed Yes Yes
New shingle manufacturer warranty No Yes 25 to 30 years on architectural shingles
New workmanship warranty Partial on repaired area only Yes full roof, typically 5 to 10 years
New underlayment No existing underlayment remains Yes complete new underlayment layer
Decking inspected and repaired Only in the repair area Full roof decking inspected and repaired as needed
New flashing at all penetrations Only in the repair area Yes all flashings replaced fresh
Roof age reset for home sale purposes No Yes buyer's inspector notes a new roof
Potential insurance premium reduction Unlikely Possible with Class 4 impact-resistant shingles in Texas
Replacement value evaluation checklist
  • Manufacturer shingle warranty terms for the proposed replacement product reviewed and confirmed
  • Contractor workmanship warranty period and coverage terms confirmed in writing
  • Underlayment type and coverage included in the replacement scope
  • Decking inspection and replacement pricing included or addressed as an allowance in the replacement estimate
  • Impact-resistant (Class 4) shingle option discussed with your contractor and its insurance premium impact explored with your insurance agent
  • Home sale timeline factored into the repair vs replace decision if applicable
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Quick-reference decision guide
Repair or replace? Common San Antonio roof scenarios

Use this table to orient your thinking before your contractor inspection. These are guidelines based on real San Antonio conditions in 2026. Every situation is different, and a physical inspection by a licensed contractor is always the definitive step.

Your situation Likely decision Key reasoning
Roof is under 10 years old with one isolated leak Repair Significant remaining service life. Repair the specific failure point and monitor annually.
Roof is 10 to 15 years old with minor storm damage Likely repair Evaluate damage extent carefully. Apply the 50% rule. Remaining life likely justifies repair if damage is under 15% of surface area.
Roof is 15 to 20 years old with any significant damage Evaluate carefully Gray zone. Run the 50% cost comparison. Factor in whether this is the first repair or a recurring issue.
Roof is over 20 years old Replace Most asphalt roofs in San Antonio are near or past end of service life at this age. Replacement delivers far more value than another repair.
Hail damage covered by insurance with an RCV policy Replace If insurance covers full replacement cost, take it. You get a new roof at deductible cost.
Repair cost exceeds 50% of replacement cost Replace The 50% rule applies. You are spending too much for too little benefit compared to a full replacement.
Three or more repairs in the past 5 years Replace Recurring problems indicate systemic failure. The roof is telling you it is done.
Damage covers more than 30% of the roof surface Replace At this extent, piecemeal repair is rarely cost-effective. A full replacement gives you a complete system with a fresh warranty.
Selling the home within 2 to 3 years Depends on age If the roof is near end of life, replacing it before listing avoids inspection-report issues and buyer credit requests. If the roof has years of life left, repair and disclose.
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Complete roof repair vs replacement decision checklist for San Antonio homeowners
Work through this before accepting any repair or replacement estimate from a contractor
Before the contractor inspection
  • Confirm the year your roof was installed from purchase documents or prior permits
  • Identify the shingle type: 3-tab, architectural, or impact-resistant
  • Count the number of roof repairs completed in the past 5 years and total the cost
  • Document any recent storm events with dates and reported hail size for your neighborhood
  • Review your homeowners insurance policy type: ACV or RCV, and confirm your deductible
During the contractor inspection
  • Contractor physically walks the roof not just a visual from the ground or attic
  • Percentage of roof surface affected by damage estimated and stated in writing
  • Decking condition assessed across the full roof, not just the damaged area
  • Underlayment condition assessed where possible
  • Contractor asked directly for both a repair estimate and a replacement estimate side by side
  • Contractor asked for honest remaining service life estimate after any proposed repair
Applying the decision framework
  • Repair cost divided by replacement cost to test the 50% rule
  • Roof age factored into the value of the repair
  • Leak history evaluated: isolated event vs recurring pattern
  • Insurance claim filed if storm damage is present and within the one-year Texas window
  • Second estimate obtained from a different licensed contractor to verify both numbers
  • Home sale timeline considered if selling within 3 to 5 years
Before signing any contract
  • All work scope items listed in writing on the signed contract
  • Materials specified by brand, product name, and warranty period
  • Workmanship warranty period confirmed in writing for both repair and replacement options
  • Contractor license number verified with the Texas Department of Licensing and Regulation
  • Certificate of insurance reviewed: minimum $1 million general liability, workers compensation confirmed
  • Payment schedule confirmed: never pay more than 10 to 30% upfront before work begins
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Common questions answered
FAQs
Q
How do I know if my roof needs repair or replacement?
The most reliable way is a professional on-roof inspection by a licensed contractor. That said, there are key indicators you can evaluate before calling anyone: the age of your roof (20-plus years on asphalt shingles in San Antonio is a strong replacement signal), the number of repairs you have had in the past 5 years, whether damage is isolated to one area or spread across multiple sections, and whether a repair estimate exceeds 50% of a full replacement estimate. If two or more of those factors point toward replacement, the decision is usually clear. If the indicators are mixed, a professional inspection gives you the detailed information you need to apply the decision framework in this guide.
Q
How much does roof repair cost in San Antonio compared to full replacement?
In San Antonio in 2026, minor roof repairs such as a failed flashing, a small section of wind-lifted shingles, or a localized leak repair typically run $300 to $900. More significant repairs covering a larger section of the roof can run $1,500 to $4,000. A full asphalt shingle roof replacement on a typical San Antonio home of 20 to 25 roofing squares runs $9,000 to $18,000 depending on shingle type, pitch, and complexity. These figures include tearoff of one existing layer. Apply the 50% rule: if your repair estimate exceeds $4,500 to $9,000 depending on your home size, replacement deserves a serious look.
Q
Can a leaking roof be repaired without full replacement?
Yes, in many cases. A roof leak is not automatically a sign that the whole roof needs to come off. Leaks caused by a failed flashing, a cracked sealant joint at a penetration, a few missing or displaced shingles, or a localized granule loss area can all be repaired effectively without disturbing the rest of the roof. The key determination is whether the leak represents an isolated failure or a sign of broader system deterioration. A contractor who walks your roof and identifies the specific source of the leak, rather than estimating from the attic or the ceiling stain, can give you an honest answer about whether a targeted repair will genuinely solve the problem or whether it is a temporary fix on a roof that is failing more broadly.
Q
Will homeowners insurance pay for my roof repair or replacement in San Antonio?
Texas homeowners insurance covers sudden storm damage, including hail, wind, falling trees, and lightning. It does not cover repairs needed because of normal aging or deferred maintenance. If your damage was caused by a qualifying storm event, file a claim. You have one year from the storm date under most Texas policies. Get an independent estimate from a licensed roofing contractor before accepting the insurance adjuster's scope. If the adjuster offers significantly less than the contractor's estimate, you can dispute the adjustment or engage a public adjuster who negotiates on your behalf. Your policy type (ACV vs RCV) determines whether you receive the depreciated value of your old roof or the full cost to replace it with a comparable new one, so confirm which type you have before filing.
Q
How long does a roof repair last on a San Antonio home?
A properly executed roof repair on a structurally sound roof should last as long as the surrounding materials remain in good condition, which can be many years on a younger roof. The problem is that on aging roofs, the surrounding materials are themselves degrading, which means a repair that is technically done well may be outlasted by the next failure point in the same aging system. A repair on a 5-year-old roof in good condition may last the remaining service life of the roof without issue. The same repair on a 19-year-old roof with widespread granule loss may hold for 1 to 3 years before another failure develops nearby. That is why roof age and remaining service life are the most important context for evaluating what a repair is actually worth.
Q
What are the signs that my roof needs to be replaced rather than repaired?
The clearest replacement signals on a San Antonio asphalt shingle roof are: the roof is 20 years old or older; you have had two or more repairs in the past 3 to 5 years; shingles show widespread granule loss, curling, or cracking across multiple slopes; the decking has soft spots or visible rot in multiple locations; the repair estimate exceeds 50% of a full replacement estimate; or your insurance policy is covering storm damage and offers replacement cost coverage. Any one of these in isolation warrants a careful look. Two or more together, and replacement is almost certainly the right answer. When in doubt, get a second opinion from a second licensed contractor before committing to either option.
More from RRSATX: San Antonio Roofing Company
Explore more roofing resources from RRSATX, including guides on asphalt shingles, roof leak repair, and how metal roofs perform in San Antonio's weather. Learn about our affordable roofing services and find the right solution for your home or business.

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