Good points here—I faced a similar dilemma last year. While patching definitely bought me some breathing room, I found that the leaks kept popping up in new spots, making it feel like a never-ending chase. Improving attic ventilation did help reduce ice dams, but ultimately, the peace of mind from replacing the roof was worth the upfront cost. Might depend on how long you're planning to stay in the house, too...
Interesting perspective on attic ventilation—I hadn't really considered that angle before. Did you notice a significant drop in ice dams after improving ventilation, or was it more subtle? I've been dealing with similar leaks popping up randomly, and it's starting to feel like whack-a-mole.
I patched a few spots last winter, and it held up okay for a while, but now I'm seeing new leaks in totally different areas. Makes me wonder if patching is just delaying the inevitable. On the other hand, replacing the entire roof feels like a big step financially, especially since I'm not sure how long I'll be staying here. Did you find that replacing the roof added noticeable value to your home when you eventually sell, or was it mostly just peace of mind?
Also curious—did you go with asphalt shingles again, or did you consider metal roofing? I've heard metal can be pricier upfront but lasts longer and might help with snow and ice buildup. Wondering if anyone has experience with metal roofs in colder climates...
I totally get your hesitation about patching versus replacing—went through something similar myself a few years back. My roof had become this endless cycle of patching leaks, and every winter felt like a guessing game of "where's the leak gonna pop up next?" After a while, I realized that patching was just a band-aid solution. It helped short-term, but the underlying issues (poor ventilation, aging shingles, and some questionable flashing work from previous owners) never really went away.
When I finally bit the bullet and replaced the roof, I also took the opportunity to upgrade the attic ventilation. The difference was pretty noticeable—fewer ice dams, less condensation buildup in the attic, and overall just fewer headaches during winter storms. But honestly, it wasn't like flipping a switch. It took a full season or two before I could confidently say things had improved significantly. The first winter after replacement, I still had some minor ice damming, but nothing like before. By the second winter, though, things settled down nicely.
As for home value, it's a bit tricky. In my experience, buyers tend to expect a functioning roof—so replacing an old, problematic one doesn't necessarily boost your home's price dramatically, but it definitely makes it easier to sell. It's more about avoiding red flags during inspections. When we eventually sold our place, the new roof was a selling point mostly in terms of reassurance rather than increased dollar value.
Regarding materials, I stuck with asphalt shingles mainly because of cost and neighborhood aesthetics. But I've worked on several projects involving metal roofs in colder climates, and they're definitely worth considering if your budget allows. Metal sheds snow quickly, which can help reduce ice dams significantly. Just make sure your installer knows what they're doing—proper underlayment and insulation are critical to prevent condensation issues beneath the metal panels. One client of mine installed a standing seam metal roof in northern Vermont, and they've been thrilled with how well it handles heavy snow loads.
Whatever you decide, I'd recommend focusing just as much on attic insulation and ventilation as on the roof itself. A well-ventilated attic can extend the life of any roofing material and save you a lot of trouble down the road. Good luck—roof issues are never fun, but at least you're asking the right questions.
"Metal sheds snow quickly, which can help reduce ice dams significantly."
Definitely agree with this. I switched to a standing seam metal roof a couple years ago, and the snow slides right off—sometimes a little too enthusiastically (watch your head!). One thing I'd add is to invest in quality snow guards if you go metal, especially near walkways or entrances. Learned that the hard way after a mini-avalanche nearly took out my mailbox...
Good points about the snow guards—I hadn't really considered that before. Does anyone know if those guards affect how much snow actually stays on the roof? I'm guessing you'd want enough snow to slide off regularly to prevent ice dams, but also slow it down enough to avoid mailbox-smashing avalanches (ouch, by the way!).
Also, curious about noise levels. I've heard metal roofs can get pretty loud during heavy rains or hailstorms...is that something you've noticed since switching? I'm leaning towards metal myself for durability and easier maintenance, but the noise factor is something my family keeps bringing up. Would adding insulation underneath help dampen that sound significantly?
