Roof Leaking? Repair or Replace?

The stain on your ceiling is rarely directly below the hole. Water gets in at one spot, runs along rafters and sheathing, and drips wherever gravity takes it. Patch the shingles above the stain and the leak usually comes back.

So we start inside: the stain, the attic, the underside of the deck. From there we trace back to the source on the roof. The usual suspects are a flashing seam at a chimney or sidewall, a nail pop, a cracked vent boot, or a valley that ices up in winter. On steep, tall roofs we can't walk safely, a drone inspection lets you see the problem yourself before anyone prices a repair.

A repair makes sense when the surrounding roof still has years of service in it: a sound 12-year-old roof with a flashing failure doesn't need a new roof, and we'll say so. It stops making sense when the shingles around the leak are brittle, curling or losing granules, because then your repair money goes into a surface you'll pay to tear off soon anyway.

Either way, we fix the source, not the symptom: new flashing rather than re-used, nothing smeared with caulk. If the roof is done, we'll show you why and give you a written quote for a new one.

• The roof is 20+ years old (asphalt typically lasts 25 to 30 years in Maine)
• Leaks keep coming back, or ice dams form every winter
• Shingles are curling, cracking or losing granules
• Soft spots in the decking, or daylight in the attic
• Your insurer is asking for a replacement to renew

More on repair or replace, and how a full roof replacement works.

If the leak started after a windstorm or a fallen limb, see storm damage; if it comes back every winter, see ice dams and winter roof leaks. Storm damage is often covered by homeowner's insurance; our insurance claims page explains how that process works.

MaineHousing specifically lists severe roof leaks as an example of a condition that may qualify for its Emergency Grant. Eligibility is decided by the Community Action Agency serving your county, so contact them before authorizing permanent work. Our Maine Roof Assistance guide covers the programs and what to ask.