Roof: when to repair it and when to replace it

A small leak can turn into a stained ceiling, mold and a much more expensive repair. And after a storm, the roof is the first thing door-to-door sellers offer to fix. This guide is for you if you own your home and your roof leaks, lost shingles or was damaged by wind. It explains what to do first, how to decide between repairing and replacing, how to protect yourself from scams, what the law says in Florida and which programs may help you pay.

To dry wet materials and avoid mold in most cases, according to the EPA

24 to 48 hours¹

Written estimates the FTC recommends

3²

The most FEMA recommends paying up front

Half³

To notify your insurer in Florida from the date of loss

1 year⁵

First steps if your roof leaks

The EPA says the key to mold control is moisture control. It recommends fixing leaks and other water problems as soon as possible, and says that if wet materials are dried within 24 to 48 hours after the leak, in most cases mold will not grow.¹ Put out a bucket, move the furniture, dry what you can and open windows if the weather allows.

Water from a leak isn’t always visible. The EPA warns that mold can hide in roof materials above ceiling tiles, because of roof leaks or insufficient insulation.¹ If you notice a musty smell or a stain that keeps growing, ask that the space above the ceiling be checked too.

If the damage came from a storm, Ready.gov recommends documenting any property damage with photographs and contacting your insurance company.⁴ Take the photos before you move or throw anything away, and keep the date. The home insurance claim guide explains each step.

Repair or replace: what official sources say

We found no federal rule that says how many years a roof lasts or when it must be replaced: it depends on the material, the climate and the care. That’s why the decision starts with written estimates. The Federal Trade Commission (FTC) says a written estimate should include a description of the work, the materials, the completion date and the price, and that you should consider only licensed and insured contractors.¹²

Ask that each estimate say whether it proposes repairing part of the roof or replacing all of it, and why. That way you can compare two options with the same information. The guide to what a repair quote must include has the full list.

Repair part of the roof or replace it

Damage in one area

Repair

• Fix the leak as soon as possible to avoid mold.¹
• Ask that the estimate say which part is fixed and with what materials.¹²
• In Florida, the law has special rules when 25% or more is repaired.⁶

Damage across the roof

Replace

• A new roof can be a cool roof that lowers roof temperature by up to 50 °F, according to the DOE.⁸
• In Florida, a replacement must include secondary water barriers and stronger deck attachments.⁶
• Get three written estimates.²

Compare estimates that say the same things: the work, the materials, the date and the price.¹²

If you are replacing the roof, think about the heat. According to the Department of Energy (DOE), a standard roof can reach 150 °F or more in the summer sun, and a cool roof can lower the roof’s temperature by up to 50 °F and save on air conditioning. It can be made with highly reflective paint, a sheet covering or reflective tiles or shingles, and it doesn’t have to be white.⁸

On an existing home, the DOE names two paths: re-cover the roof with a new waterproofing surface, such as a tile coating, or replace the old roof with a cool roof.⁸ If your estimate proposes re-covering instead of replacing, ask what happens to the material underneath and how long each option’s warranty lasts.

When the work is done, keep the contract, receipts, warranties, permit and before-and-after photos together. You’ll need them if the roof leaks again, if you file an insurance claim or if you sell the house one day.

Care for your roof between storms

The best repair is the one you never need. The EPA recommends cleaning and repairing roof gutters regularly.¹ Ready.gov adds that, before a hurricane, you should de-clutter drains and gutters, bring in outside furniture and consider hurricane shutters.⁴

After every strong storm, look at the roof from the ground or from a window, without climbing up. Look for missing shingles, lifted sections or fallen gutters, and check the ceilings inside. If you see something, take dated photos: they help with insurance and with comparing estimates.⁴

Example with real numbers

A leak after a windstorm

An example in words of the order of the steps; insurance deadlines change with your state and your policy.

The same day

Catch the water, dry what got wet and take photos

Within 24 to 48 hours

Have the wet materials dry to avoid mold

That week

Notify your insurer and get three written estimates

Before work starts

Sign a contract with the work and the guarantees in writing

When paying

No more than half up front, and never in cash

The steps come from the EPA, Ready.gov, the FTC and FEMA.¹⁴²³ Plan the cost in your family budget.

Run it with your numbersFamily budget

What the law says in Florida

Florida is a good example of a state with its own roof rules. Section 553.844 of its Statutes says that if a roof or roof section was built, repaired or replaced in compliance with the 2007 Florida Building Code or a later edition, and 25 percent or more of it is being repaired, replaced or recovered, only the repaired, replaced or recovered portion must meet the code in effect. It also says that, on single-family homes, a roof replacement must include secondary water barriers and strengthening or correcting the roof-decking attachments.⁶

For insurance, section 627.70132 says a claim or reopened claim under a property insurance policy is barred unless you notified the insurer within 1 year after the date of loss, and a supplemental claim within 18 months. For hurricanes, tornadoes, windstorms and severe rain, the date of loss is the day the hurricane made landfall or the day NOAA verifies the event.⁵ If you live in another state, check your policy’s deadlines and ask your state’s insurance office.

How to protect yourself from scams after a storm

The FTC describes the scam: someone knocks on your door or calls saying they can fix your leaky roof, sometimes after a flood or windstorm. They pressure you to decide quickly and ask for cash or offer to get you financing. Then they run off with your money or do a poor repair.²

Before hiring someone for your roof

1. 1. Ask for recommendations

   Before calling

   From people you trust, not from the seller who knocked on your door.²

2. 2. Check license and insurance

   Before signing

   Confirm the license with your state or county government.¹²

3. 3. Get three estimates

   Before deciding

   In writing, with the work, materials, date and price.²

4. 4. Sign before work starts

   Before the job

   Demand that the contract detail the job and the guarantees in writing.³

5. 5. Pay carefully

   During the job

   Don't pay more than half up front, and not in cash or by wire.³

FEMA adds that its housing inspectors don’t climb on roofs or enter crawl spaces, and that FEMA never charges for an inspection.³ If someone says they’re from FEMA, climbs on your roof and asks for money, it isn’t FEMA. The guide to contractor scams after a disaster explains how to report it.

Programs that help pay for a roof

Some public programs pay for roof repairs; others don’t. This is what we found on their official pages:

• Florida. My Safe Florida Home offers free wind mitigation inspections and grants for approved upgrades such as roof improvements, impact windows and doors and garage door reinforcement, with potential eligibility for up to $10,000.⁷
• Chicago. The Home Repair Program fixes the roof or porch of households earning up to 50% of area median income, but its page says registration will not open in 2026.⁹
• Weatherization. The District of Columbia’s program lists roof repair among its typical measures; Indiana’s says it typically does not pay for roofing.¹⁰¹¹
• Rural areas. If your income is very low and you live in a rural area, the USDA 504 home repair loans and grants guide explains that federal help.

Look up your state’s agency in our list of repair-help programs.

If this is you

The storm damaged your roof last night

Photograph the damage, notify your insurer and dry what got wet as soon as possible.⁴¹

A seller offers you a new roof at your door

Don't sign or pay today; get three written estimates.²

You live in Florida and are replacing the roof

The law calls for water barriers and stronger decking; ask whether your home qualifies for My Safe Florida Home.⁶⁷

Your income is low

Ask your state's weatherization agency whether it covers roofs; not all of them do.¹⁰¹¹

Costly mistakes

• Mistake: Leaving the leak for later.

  Instead: Fix it as soon as possible and dry wet materials within 24 to 48 hours.¹

• Mistake: Throwing out damaged items before taking photos.

  Instead: Document the damage with photos and notify your insurer.⁴

• Mistake: Hiring the seller who showed up after the storm.

  Instead: Ask for recommendations, check license and insurance, and get three estimates.²

• Mistake: Paying everything up front or in cash.

  Instead: Don't pay more than half in advance, and pay in a way that leaves a record.³²

• Mistake: In Florida, waiting more than a year to notify the insurer.

  Instead: Notify it within 1 year from the date of loss.⁵

What to do this week

1. If your roof leaks, dry what got wet and take dated photos.¹⁴
2. Clean the gutters, as the EPA recommends.¹
3. Get three written estimates with the work, materials, date and price.²¹²
4. Look up each contractor’s license on your state’s page.¹²
5. If you live in Florida, write down the date of loss and notify your insurer in time.⁵
6. Add the cost to your family budget and review your homeowners insurancehomeowners insuranceHomeowners insurance pays for losses and damage to your property if something unexpected happens, like a fire or a burglary, and usually includes liability coverage if someone is hurt at your home. Lenders require it as long as you have a mortgage, because the home is their collateral, and almost always collect it inside your monthly payment through the escrow account. The price depends on the location, the rebuilding cost, the deductible and your history. A standard policy does not cover floods or, in many states, earthquakes: those risks are insured separately.See the full definitionClose before the next storm.