Should You Repair or Replace Your Roof?
Compare repair and replacement options with a free, three-step roof decision guide.
Answer what you can. You can leave unknown details blank.
Home and roof
We use this to estimate roof size and age.
Use the home’s living area, not the roof area. If you have an actual roof measurement, enter it below; that takes priority.
Use a measurement from a roofer or roof report. Leave blank if you only know your home’s living area.
For tile, enter years since the underlayment was installed or replaced, if known.
Leaks and damage
Tell us what you have noticed or been told.
Use the roofer’s measured repair area if available. This is separate from the repair price as a percentage of replacement cost.
Remaining life and costs
Use estimates if you have them; otherwise skip what you don’t know.
If you aren’t sure, the guide will use age and roof type for general context—not a prediction of how long your roof will last.
Your repair amount will be compared with the size-based replacement range shown in your result. Leave blank if you don’t have an estimate.
I have estimates and want to compare the investment
We’ll show a rough replacement budget using your home size and roof type. Your written quote is more useful. To compare costs over time, enter when you think the roof would need major work after each option.
Only enter another repair cost if you have a reason to expect it.
Compare quotes that cover the same work. Include another repair only if you have an estimate for it.
Planning estimate, not a quote.
See roof size, lifespan and detailed cost comparison
These results are a starting point, not a roof inspection. A roofer must check the condition and repair area before you decide.
Your guide answers will be included so you don’t have to start over.
You’ll see the result without entering contact details. Contact information is only requested if you choose to get a quote.
More than a roof cost estimate
Replacement price is only one part of the decision. Compare roof age, condition, repair history, and the estimates you already have before weighing repair against replacement.
A basic roof cost estimate
- Usually focuses on roof size and material
- Provides a general replacement price
- Leaves you to weigh repair options on your own
BSM's Repair vs. Replace Guide
- Considers age, condition, damage, and repair history
- Shows full roof replacement planning costs when enough information is entered
- Helps compare repair quotes with replacement and longer-term spending
- Highlights Florida repair-scope considerations and practical next steps
What does roof repair cost?
Repair costs depend on the work required—not simply the number of leaks. Explore broad Central Florida price ranges, or review the sources behind our planning estimates.
Broad local pricing contextView price ranges ＋Hide price ranges −
These are broad examples, not BSM quotes. The same leak can require very different repairs.
Sources and scope notes
Angi’s Orlando repair guide and JA Edwards’ Orlando guide cover common repair work. Published guides for tile repair and larger repair scopes show that complex projects can reach several thousand dollars and beyond. These are third-party planning references, not apples-to-apples quotes or BSM rates. Always compare estimates with the same written scope.
Replacement planning rates per 100 sq. ft. of roof are: asphalt shingles $450–$750; concrete tile $900–$1,700; clay tile $1,200–$2,100; exposed-fastener metal $750–$1,250; standing-seam metal $1,100–$2,000; TPO $450–$1,050; other flat membranes $450–$1,200. These provisional installed-cost ranges are drawn from published Orlando-area estimates and are not BSM quotes. Large or complex projects may fall outside them. For current context, see a Central Florida roofer’s recent shingle projects, Orlando material and replacement pricing, and Angi’s Orlando flat-roof range. Local estimates differ with system, tear-off, pitch, decking, permits, access, and scope; replace this planning band with a written estimate when available.
Roof lifespan planning bands are 15–25 years for asphalt shingles, 20–30 for tile underlayment (not the tile itself), 25–40 for metal panels, 40–60 for standing-seam metal, and 15–25 for membrane systems. These are broad planning assumptions for newly installed systems, not guarantees or remaining-life promises. The Florida component life guide gives broad roof-system planning lives and cautions that heat, storms, installation, and maintenance affect service life. For tile, see this Florida tile-roof guide and the Tile Roofing Industry Alliance: tile can outlast the structure, so tile age alone cannot tell you whether underlayment remains serviceable. A Metal Construction Association study found 60+ years for a specific standing-seam system, not every metal roof.
Serving Central Florida: Orange, Osceola, Polk and Lake counties.
Before you decide
What is the best roof repair vs. replacement calculator?
The best tool for your decision should consider more than roof size and material. This calculator also asks about roof age, leaks, repair history, damage, remaining-life estimates, and repair or replacement costs so you can organize the decision. Its result is a planning guide; a roof inspection and written scope are needed to confirm what work is appropriate.
Does work on 25% or more mean the whole roof must be replaced?
Not always. Under Florida Statute §553.844(5), some roof sections can be repaired in part if they meet the code and permit requirements. Other sections may need wider work when 25% or more is repaired within 12 months. Ask the roofer or local building department to check the permit records. The calculator’s roof-size estimate is not a code measurement.
How many known leaks matter?
Leak count is a signal to inspect the roof, not a direct price multiplier. Two leak points may share a cause or require separate scopes. Recurring leaks and leaks in different roof areas are useful details to bring to an inspection.
What should I compare on written estimates?
Check that each estimate describes the same roof areas and work, material, flashing and underlayment scope, any wood allowance, permits, cleanup, warranty, and what happens if concealed damage is found.
Does an older roof automatically need replacement?
No. Age is only one clue. Remaining useful life depends on material, installation, exposure, maintenance, and observed condition. Ask the inspector to explain the evidence behind any life estimate.