Need advice on replacing an old leaky roof

sometimes those little fixes add up, especially if water sneaks in and messes with insulation or framing.

Yeah, that’s the part that always worries me—hidden damage is sneaky. I get the appeal of patching, but if you’re ever able to swing it, swapping to a metal or recycled rubber roof can be a game-changer. Costs more up front, but you basically stop thinking about leaks for decades. Plus, some of those materials are way better for the planet than asphalt. Just something to chew on if you’re looking at the long haul.

if you’re ever able to swing it, swapping to a metal or recycled rubber roof can be a game-changer. Costs more up front, but you basically stop thinking about leaks for decades.

That’s the theory, but I’ve seen metal roofs go sideways too—bad installs, cheap panels, or just plain shoddy flashing work can create their own headaches. People act like they’re set-and-forget, but you still need to watch out for stuff like condensation and fastener issues over time. Recycled rubber’s interesting, though. Haven’t seen as many of those fail yet, but I’d want to know how it holds up in extreme temps before betting the farm on it.

Honestly, if you’re already dealing with leaks and suspect hidden rot or mold, patching is just kicking the can down the road. Full tear-off sounds brutal cost-wise but gives you a clean slate and peace of mind. Just make sure whoever does it actually checks the decking and doesn’t cut corners—seen enough “new” roofs leak year one because someone rushed it.

Long-term, yeah, metal or rubber beats asphalt hands down for durability and environmental impact...as long as you get somebody who knows what they’re doing.

METAL AND RUBBER ROOFS SOUND GREAT, BUT WHAT ABOUT HIGH-QUALITY ASPHALT?

I get the appeal of metal and recycled rubber—less maintenance, longer lifespan, better for the environment. But honestly, the upfront cost is a real hurdle for a lot of folks, myself included. I’ve looked into both options and even with financing, it’s a big chunk to swallow all at once. Not everyone can swing that kind of investment, especially if you’re already dealing with water damage or other urgent repairs.

I know asphalt shingles get a bad rap for not lasting as long, but there are some higher-end architectural shingles out there now that come with 30-40 year warranties. My neighbor went that route after getting quotes for metal and just couldn’t justify the extra expense. Three years in, no issues so far (knock on wood). I think the key is making sure whoever installs it actually knows what they’re doing and doesn’t just slap it on over old problems.

Full tear-off does sound like a pain, but I agree it’s probably the only way to really know what you’re dealing with underneath. If you’re on a tight budget though, sometimes you have to weigh “perfect” against “good enough for now.” I’d rather put money into fixing rot and insulation than spend double on roofing materials if I don’t have to.

Curious if anyone’s had luck negotiating prices or finding deals on materials? Sometimes local suppliers have overstock or discontinued colors that can save a ton. Just something to consider if you’re trying to stretch every dollar...

NEED ADVICE ON REPLACING AN OLD LEAKY ROOF

Not gonna lie, I used to be all about the high-end architectural asphalt too. But after living through a couple hailstorms and a summer with insane heat, I started noticing those “30-40 year” shingles weren’t holding up quite as well as promised. Metal’s upfront cost is brutal, sure, but I did the math and realized I’d probably have to re-roof with asphalt at least once before a metal roof would need any attention.

I get what you’re saying about “good enough for now,” though.

I’d rather put money into fixing rot and insulation than spend double on roofing materials if I don’t have to.

NEED ADVICE ON REPLACING AN OLD LEAKY ROOF

That’s a really solid breakdown of the trade-offs. I’ve seen a lot of folks get burned by those “lifetime” asphalt warranties, especially in areas with wild weather swings. Metal’s a tough pill to swallow at first, but you’re right—if you’re planning to stick around, it can actually be the more budget-friendly move over time.

I totally get the urge to prioritize rot and insulation, though. That stuff can sneak up on you and cause way more headaches than a few missing shingles. You said:

I’d rather put money into fixing rot and insulation than spend double on roofing materials if I don’t have to.

That’s not a bad instinct at all. In my experience, if you’ve got underlying issues like rot, it doesn’t matter what roof you put on—it’s just going to mask the problem for a while. Fixing the bones first is always smart.

But here’s something I’ve noticed: sometimes people patch up the structure and go with cheaper shingles thinking they’ll “upgrade later,” but then life happens and that upgrade never comes. Suddenly you’re back where you started, only now you’ve sunk money into two roofs instead of one. Not saying that’s always the case, but it’s worth considering if you’re planning to stay in the house for a while.

Have you looked into any of those newer metal options that mimic shingles? They’re not as industrial-looking as the old-school panels, and some of them are surprisingly affordable compared to what they used to cost. Plus, insurance companies sometimes give discounts for metal roofs in hail-prone areas—might be worth checking if that helps offset the upfront hit.

At the end of the day, there’s no perfect answer. Just wanted to say your logic makes sense either way—fixing what’s underneath is never wasted money, but if you do decide to bite the bullet on metal, it could save you some headaches down the road.