Roof Replacement vs. Roof Restoration: What’s More Cost-Effective for Aging Roofs?
Roof Replacement vs. Roof Restoration: What’s More Cost-Effective for Aging Roofs?
When a roof ages, homeowners must decide whether a complete replacement or a restoration is the better choice. Both options have advantages, but the most cost-effective choice depends on factors like the roof’s condition, material, and future maintenance costs. This guide explains the differences between roof replacement and roof restoration to help homeowners determine the best option for their property.
What is Roof Restoration?
Benefits of Roof Restoration
- Cost-Effective: Roof restoration is significantly less expensive than a complete replacement and can range anywhere from $5,000 to $15,000, based on the size and type of roof.
- Increase in the Roof’s Lifespan: A roof restoration can add 10–15 years to your roof’s life.
- Improved Aesthetic Appeal: A clean roof will look appealing and dramatically increase the value of your property.
- Better Energy Efficiency: Protective coatings and sealants enhance insulation, lowering energy bills.
- Faster Completion: Most roof restorations are completed within a few days.
Cons of Roof Restoration
- Roof size and pitch
- The type of roofing material (tile, metal or Colorbond)
- The amount of damage and repairs needed
- Labour costs in your area
What is Roof Replacement?
Benefits of Roof Replacement
- Long-Term Investment: A new roof lasts 30-50 years with the right materials.
- Structural Improvements: A new one can resolve underlying problems like rot, leaks, or sagging.
- Material Upgrade Options: You can replace it with a more resistant and energy-efficient material such as Colorbond steel.
- Increased Property Value: The resale value of a home greatly increases with a new roof.
- Better Protection: They are more resistant to quickly changing weather.
Cost of Roof Replacement
- Material of roofing (Tiles, metal, colorbond etc)
- Size and sophistication of roof design
- Additional insulation or structural work required
- Removal of previous roofing products
- Labour and installation costs
Cost Comparison: Roof Restoration vs. Roof Replacement
Upfront Costs
- Roof Replacement: Roof replacement can be far higher in cost — potentially $10,000– $30,000 or more depending on materials, roof size, and labour.
- Roof Restoration: Restoration will typically be the cheapest option, averaging $4,000 to $15,000, depending on the scope of repairs needed and coatings applied.
Long-Term Costs
- Roof Replacement: A new roof typically lasts 40–50 years, reducing the need for frequent maintenance and repairs.
- Roof Restoration: It extends a roof’s lifespan by 10–20 years but may require additional maintenance over time.
Energy Efficiency
- Roof Replacement: Enables installation of state-of-the-art insulation and energy-efficient materials such as Colourbond steel to increase the energy efficiency of the home.
- Roof Restoration: The new roof coating or sealants work to minimize the roof’s heat absorption and can improve the energy efficiency of the building, but it will not be as successful as a new roof.
Factors to Consider When Choosing Between Roof Replacement and Roof Restoration
Roof Condition
- Extensive Damage: If a roof has multiple leaks, sagging, or significant structural damage, a full replacement is often the safest option.
- Moderate Wear and Tear: If the roof is still structurally sound, but has small leaks, moss buildup, and fading paint, restoration is an affordable solution.
Roof Age
- Over 30 Years Old: Roofs beyond their expected lifespan may not benefit from restoration, making replacement the better option.
- Under 30 Years Old: If the roof is still under 30 years old and isn’t showing any major problems, restoration can extend its lifespan and provide additional time before replacement is needed.
Material Type
- Tiled Roofs: Both concrete and terracotta tiled roof restoration is suited, and can be extended if re-bedding, repointing, and sealing are conducted.
- Metal Roofs: If rust covers large areas, replace it, but if the structure is solid, protective coatings can be applied to restore the roof.
Budget Considerations
- Short-Term Budget: Restoration is the more affordable upfront option, offering immediate protection at a lower cost.
- Long-Term Investment: While a new roof may be pricier, it is more durable and can add property value.
Local Climate Conditions
- Harsh Weather Areas: In areas where severe storms are common or where heat and heavy winds are problematic, a newer roof might be worth the expense with advanced materials.
- Mild Climate Areas: Restoration can effectively increase the lifespan of your current roof if the weather isn’t too harsh.
When Should You Choose Roof Restoration?
If the roof structure is sound, restoration is often the best approach. Small leaks, fading paint, or moss growth can usually be addressed through restoration, improving both functionality and appearance. Roofs under 20 years old with no major damage can greatly benefit from restoration. It is also a cost-effective method that improves the roof’s appearance and performance while increasing its longevity. Restoration is especially ideal for homeowners who want to increase their roofs without the cost of a complete roof replacement.
When Should You Choose Roof Replacement?
If a roof has extensive damage from leaks, storms, or ageing, replacement is often the best option. If there are major structural issues like sagging, rotting framework, or severe wear and tear, a full replacement is the best solution. Roofs that are 25 to 30 years old and have had multiple repairs typically need to be replaced to ensure long-term structural integrity. A replacement is also something homeowners may want to explore if they are looking to upgrade their roofing material to something more durable or energy-efficient, like Colorbond steel. It serves as improved protection for the elements and adds more value to the property.
Which Option is More Cost-Effective in the Long Run?
Roof restoration is usually the cheaper short-term approach, but a total roof replacement can be more cost-efficient in the long term. This means that if a roof is already nearing the end of its lifespan, investing in restoration could just prolong the inevitable replacement and result in higher cumulative costs. However, if the roof is structurally sound, restoration can extend its lifespan at a fraction of the cost of replacement. A professional roofing company such as Action Roofing can assess whether a repair or replacement is the best course of action, depending on the roof’s condition and long-term financial considerations.
Conclusion
The decision between roof restoration and roof replacement depends on the roof’s condition, budget, and long-term goals. Roof restoration is an effective solution for prolonging the life of a generally good roof and yet for roofs that are badly damaged or older, full replacement is the best course of action. While DIY repairs may seem cost-effective, consulting a professional roofing company like Action Roofing ensures the best solution at a fair price.
FAQ's
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Hi Peter just wanted to say thank you for such an expert and quickly completed renovation. Our roof has never looked better. Much appreciated you trying to work around the other tradesmen to make it stay great. Hoping that you have a fabulous Christmas and 2021 is wonderful for you
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