Here’s the truth most roofing contractors won’t tell you: the industry profits significantly more from replacements than repairs. A $50,000 full replacement generates far more revenue than a $4,000 targeted repair—creating a powerful incentive to push unnecessary work on homeowners. In South Florida’s challenging insurance market of 2026, this sales-driven approach costs property owners tens of thousands of dollars they shouldn’t be spending.
The honest answer to “repair or replace” depends on specific conditions, not blanket rules about roof age. Since 1974, Mike McGilvary Roofing has evaluated thousands of roofs in Palm Beach County, and we’ve found that most roofs presenting problems don’t actually need replacement—they need intelligent, targeted repairs or what we call “roof rebuilds.”
Understanding the Real Question
When homeowners ask whether to repair or replace their roof, they’re usually facing one of these situations:
- An active leak that’s causing interior damage
- An insurance company demanding roof certification or threatening non-renewal
- Visible deterioration like missing tiles or lifted shingles
- A contractor’s quote for full replacement after a routine inspection
- Concern about a roof approaching 15-20 years old
The roofing industry has conditioned homeowners to think roof age is the determining factor. It’s not. The actual condition of your roof system’s components determines the right solution.
When Repair Is the Right Choice
Repairs make economic and practical sense when your roof’s core structure remains sound but specific components have failed. This applies to the majority of roofs we inspect in Boca Raton, West Palm Beach, Delray Beach, and throughout Palm Beach County.
Common Repair Scenarios
Valley Metal Deterioration: Valley metals typically fail before the surrounding roof. A 20-year-old tile roof might have perfectly sound tiles but corroded valley metals causing leaks. Replacing valley metals costs $2,000-$4,000 compared to $40,000+ for unnecessary full replacement.
Localized Underlayment Failure: Underlayment doesn’t fail uniformly. South-facing sections, areas with concentrated water flow, and improperly ventilated zones deteriorate faster. These sections can be addressed individually—tiles carefully removed, new underlayment installed, tiles reset—for $3,000-$8,000 per section.
Flashing Issues: Failed flashing around chimneys, skylights, and roof penetrations causes most leaks we investigate. Proper flashing reconstruction costs $500-$2,500 depending on complexity—a fraction of replacement costs.
Individual Tile Damage: Concrete and clay tiles regularly last 40-50 years. Broken tiles from falling branches or foot traffic don’t justify replacing thousands of sound tiles. Individual tile replacement runs $50-$150 per tile.
The Roof Rebuild Approach
Mike McGilvary Roofing pioneered the “roof rebuild” concept for situations between simple repair and full replacement. Think of your roof like a car: you don’t buy a new vehicle at 30,000 miles—you replace tires, change oil, and address what actually needs attention. Your roof works the same way.
A strategic rebuild might include:
- Section-specific underlayment replacement in deteriorated areas
- Complete valley metal replacement with upgraded materials
- Flashing reconstruction around all penetrations
- Decking repair or replacement where moisture damage exists
- Tile reset with proper fastening to current wind codes
- All boot and seal replacements at roof penetrations
This approach addresses actual problems while preserving decades of remaining material life. A well-executed rebuild on a 25-year-old tile roof can deliver another 15-20 years of performance at 30-50% the cost of full replacement.
When Replacement Is Necessary
Complete roof replacement is the right choice in specific circumstances. Mike McGilvary personally inspects every project to make honest recommendations, even when repairs would be more profitable.
Clear Replacement Indicators
Widespread Structural Damage: When roof decking shows extensive rot, sagging, or deterioration across multiple sections, repairs become impractical. This typically results from long-term neglect, catastrophic storm damage, or chronic moisture intrusion.
Systemic Material Failure: Some roofing materials simply reach end-of-life. Three-tab shingles deteriorating across the entire surface, original 1970s-era concrete tiles showing widespread cracking and spalling, or completely deteriorated built-up roofing on flat roofs need replacement.
Code Compliance Requirements: Older roofs may lack proper attachment, adequate underlayment, or hurricane protection required by current Florida Building Code. When making substantial repairs, bringing the roof to current code sometimes necessitates full replacement.
Economic Threshold: When repair costs approach 50-60% of replacement cost with only marginal life extension, replacement delivers better value. This calculation requires honest assessment—something many contractors don’t provide.
The 2026 Insurance Factor
Florida’s property insurance crisis fundamentally changed the repair-versus-replace decision for many Palm Beach County homeowners. Understanding these dynamics helps you make informed choices.
Insurance Company Requirements
Many carriers now refuse coverage or demand significant premium increases for roofs over 15 years old. Some require roof certifications every five years. Others conduct inspections before policy renewal and non-renew based on roof condition regardless of actual functionality.
Here’s where strategic repairs create tremendous value: A properly executed rebuild with a 5-year roof certification can satisfy insurance requirements at 20-40% the cost of full replacement. Mike McGilvary Roofing provides free roof inspections and 5-year certifications when warranted—we’ll never certify a roof that doesn’t meet standards, but we’ll help you achieve certification through targeted repairs when possible.
The Honest Certification Approach
Some contractors offer certifications as sales tools, certifying questionable roofs to secure business. This creates liability and potential claim denial. We certify roofs only when they genuinely meet performance standards for the certification period. If your roof needs work to qualify for certification, we’ll detail exactly what’s required and why.
Cost Comparison: Real Numbers
Understanding actual costs helps homeowners evaluate contractor recommendations and identify inflated proposals.
Typical Repair Costs in Palm Beach County
- Valley metal replacement: $2,000-$4,000
- Section underlayment repair (200-400 sq ft): $3,000-$8,000
- Flashing reconstruction: $500-$2,500
- Individual tile replacement: $50-$150 per tile
- Comprehensive roof rebuild (partial): $8,000-$18,000
Replacement Costs in 2026
- Concrete tile replacement: $12-$18 per square foot
- Architectural shingle replacement: $8-$12 per square foot
- Clay tile replacement: $18-$28 per square foot
- Typical 2,000 sq ft home: $24,000-$56,000 depending on material
These figures reflect 2026 material costs, labor rates, and Palm Beach County permit requirements. When a contractor quotes $45,000 for full replacement on a roof that needs $6,000 in valley metal and flashing work, the economic waste is obvious.
Roof Lifespan Expectations
Different materials have different service lives under South Florida conditions. Understanding realistic expectations prevents premature replacement while avoiding overextension of failing systems.
Concrete Tile: 40-50 years for tiles themselves; underlayment typically needs attention at 20-25 years. With strategic underlayment replacement, total system life can reach 50+ years.
Clay Tile: 50-75 years or more for quality clay tiles. Like concrete tile, underlayment becomes the limiting factor long before tiles fail.
Architectural Shingles: 20-30 years in South Florida’s intense UV environment. Premium products with advanced UV protection reach the upper end; economy shingles may show deterioration by year 15-18.
Metal Roofing: 40-60 years depending on gauge and coating. Properly installed standing seam metal roofing often outlasts the structure it covers.
Flat/Low-Slope Systems: 15-25 years for modern single-ply membranes; 10-20 years for built-up roofing. These systems require more frequent attention but can be economically restored.
Questions to Ask Any Roofing Contractor
Protect yourself from unnecessary replacement recommendations by asking direct questions:
- “Can you show me specifically what’s failed versus what’s still functional?”
- “What’s the cost difference between repairing failed components and full replacement?”
- “If this were your home, would you replace or repair?”
- “Can you provide a repair option for comparison even if you recommend replacement?”
- “What’s your license number so I can verify it with the state?” (Ours: CCC1331721)
Honest contractors welcome these questions. Companies pushing unnecessary work typically become defensive or refuse to provide repair alternatives.
Making Your Decision
The repair-versus-replace decision should be based on objective assessment of your roof’s condition, your budget, your timeline, and your insurance requirements—not a contractor’s profit motive.
Get multiple opinions, but understand that most quotes will push toward replacement. When Mike McGilvary personally inspects your roof, you’ll receive honest guidance on what actually needs attention. If repairs will serve you well, we’ll recommend repairs even though replacement would generate more revenue. If replacement is truly necessary, we’ll explain exactly why and what factors make repair impractical.
We’ve served Palm Beach County since 1974 by treating every roof decision as if it were our own home. That approach has earned us a 5.0-star rating across 400+ Google reviews, an A+ BBB rating, and a BuildZoom score in the top 10% of Florida contractors.
Get an Honest Assessment
If you’re facing a repair-versus-replace decision, don’t rely on a single contractor’s recommendation—especially if it’s an unsolicited door-knocker after a storm. Contact Mike McGilvary Roofing for a free, no-pressure roof inspection. We’ll show you exactly what’s happening with your roof, provide repair and replacement options with honest cost comparisons, and help you make the decision that serves your best interests.
We’re available 24/7 for emergencies and offer free roof inspections and insurance certifications throughout Palm Beach County, including Boca Raton, West Palm Beach, Delray Beach, Wellington, Jupiter, Palm Beach Gardens, and all surrounding communities. Call us today or visit our website to schedule your inspection with a roofing company that’s been doing this honestly for over 50 years.