When to Replace vs. Repair Your Commercial Roof

May 30, 2025

Metal over metal reroofing.
Not sure whether to repair or replace your commercial roof? You’re not alone. For many building owners, it’s a tough call. At MAR Building Solutions, we help you make the smartest choice—based on facts, not guesswork. Here’s everything you need to know to protect your building, budget, and peace of mind.

Signs Your Commercial Roof Needs Attention

Damaged metal panels on a metal commercial roof.
Before you decide on repairs or replacement, look for these warning signs:

  • Recurring Leaks – Water stains, pooling, or mold? These could be signs of widespread failure.
  • Damaged Fasteners or Panels – Loose screws, rust, and dented panels can allow water to penetrate.
  • Sagging Rooflines – A sagging roof deck could signal structural concerns.
  • Soaring Energy Bills – Poor insulation or aging roof systems leak your conditioned air—and your money.
  • Visible Roof Age – If your roof is 20+ years old and showing wear, it may be nearing the end of its life.

Repair vs. Replace: How to Decide

The best way to decide between repair and replacement is to weigh the long-term value. Use the table below to compare.

Factor Repair Replace
Cost Lower upfront Higher upfront, lower long-term
Lifespan Added 1–5 years 20–40+ years (with MR-24®)
Warranty Potential Limited or none Up to 25 years (Butler MR-24®)
Disruption Minimal Minimal with retrofit systems
Performance Boost Temporary Major upgrade in energy and durability
Insurance Benefits Few/None Possible premium reduction (UL Class 90, FM approved)

Why Repairs Sometimes Fall Short

Repairs are great for:

  • Localized leaks
  • Minor panel damage
  • Newer roofs with isolated issues

But if your roof is old, leaking in multiple areas, or was poorly installed, repairs might just kick the can down the road. Worse, patchwork repairs can void warranties or make underlying problems worse.

When Replacement Is the Better Investment

You should consider full replacement if:

  • Repairs are becoming frequent and costly
  • The roof is over 20 years old (note: Butler roofs can last much longer)
  • Moisture has gotten into the insulation or structure
  • You want to reduce energy costs or meet new code requirements

The Butler Advantage: Smarter Replacement Options

Butler MR-24 metal standing seam roof.
At MAR Building Solutions, we specialize in Butler roofing systems—especially retrofit solutions that save time, money, and hassle.

1. MR-24® Standing Seam Roof System

  • The industry’s most specified standing seam roof
  • UL Class 90 wind uplift rating
  • Withstands thermal movement and reduces leaks
  • Up to twice the lifespan of conventional roofing

2. High Profile Metal-Over-Metal Retrofit

  • Installs directly over your existing metal roof
  • No business downtime
  • Upgrades insulation and performance
  • No tear-off needed

3. ThermaLiner™ System

  • High R-value insulation (up to R-40)
  • Interior finish that improves appearance and condensation control
  • Saves energy immediately

Don’t Forget the Warranty

Butler roof systems come with some of the best warranties in the business:

Bonus: Improved Building Value and Curb Appeal

A new roof isn’t just protection—it’s an upgrade. With color options through Butler-Cote finishes and enhanced performance, your building:

  • Looks better to tenants and customers
  • Is easier to lease or sell
  • Complies with energy codes and green building standards

Let’s Make the Right Call Together

Every roof is different. That’s why MAR Building Solutions starts with a roof inspection and honest assessment. We specialize in both metal building maintenance as well as full replacements and we’ll help you weigh costs, benefits, and lifecycle savings—then recommend whether repair or replacement is best for your commercial roof.

Contact us today to schedule your free assessment.

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