Quick Answer

If your roof is under 15 years old and damage is limited, repair is often the right choice. But for older roofs (especially in Ann Arbor’s fluctuating weather) replacement offers better long-term value, energy savings, and protection.

Understanding When to Repair or Replace Your Roof

Michigan homeowners face unique roofing challenges, from ice dams and snow buildup in winter to heavy rainfall and UV exposure in summer. Over time, these conditions cause shingles to loosen, flashings to rust, and insulation to deteriorate.

The decision between roof repair or full replacement depends on age, material, and damage severity. Choosing the right option helps you avoid costly repairs and improve energy efficiency.

Key Factors to Consider Before Deciding

1. Age and Overall Condition of the Roof

Most asphalt roofs last 20–25 years, while Tilcor stone-coated metal systems can exceed 50 years.
If your roof is nearing the end of its expected lifespan or showing widespread wear, replacement is more cost-effective.

2. Type of Roofing Material

• GAF asphalt shingles are repairable if damage is localized.
• Tilcor metal roofs are durable and rarely need replacement unless severely impacted.
• Owens Corning insulation beneath the roof should also be evaluated, wet insulation can signal deeper roofing issues.

3. Frequency and Cost of Repairs

If you’ve had multiple repairs in the last five years, replacement might be more economical. Constant patching can cost more over time than investing in a new, energy-efficient system.

4. Weather Impact in Ann Arbor, Michigan

Ann Arbor’s seasonal temperature swings accelerate roof wear. Ice dams, wind uplift, and moisture infiltration weaken shingle bonds and underlayment over time.
Owens Corning and GAF recommend scheduling professional inspections every year to identify small issues before they turn into costly damage.

Benefits of Roof Repair

• Lower immediate cost: ideal for minor leaks or localized damage
• Faster turnaround: often completed in one day
• Extends roof lifespan: when performed promptly

However, repairs can only delay (not eliminate) the need for replacement on aging roofs.

Benefits of Roof Replacement

• Improved energy efficiency: New materials like GAF’s Cool Series® shingles and Tilcor metal panels reflect sunlight, reducing summer cooling costs.
• Higher property value: A new roof boosts resale appeal in Ann Arbor’s competitive housing market.
• Enhanced protection: Modern roofing systems include better sealing, ventilation, and insulation compatibility with Owens Corning attic products.

How to Choose What’s Right for Your Home

If the damage is under 25% of the total roof area, repair may be enough. But if you notice leaks, curling shingles, or repeated repairs, replacement is a smarter investment.

A professional inspection from Great Lakes Home Remodeling provides a clear cost-benefit analysis, helping Ann Arbor homeowners make an informed decision.

Who to Call for Roofing Services in Ann Arbor, Michigan

Great Lakes Home Remodeling installs and repairs GAF, Tilcor, and Owens Corning roofing systems across Ann Arbor and Southeast Michigan. Their certified team ensures your roof performs efficiently, whether it’s a quick fix or a complete system replacement.

Their focus on energy efficiency, weather durability, and manufacturer-backed warranties makes them the trusted choice for Michigan homeowners.

Final Thoughts

In Ann Arbor’s unpredictable climate, knowing when to repair or replace your roof can save you money and stress. While repairs can extend your roof’s life, full replacement offers peace of mind, improved efficiency, and lasting durability, especially with materials from Tilcor, GAF, and Owens Corning, installed by Great Lakes Home Remodeling.