Go BottomHow do you know if you need a New Roof
 | Handson
Join Date: Apr 2020 Posts: 28 
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2020-06-17 199373
My roof is over 20 years old.
The roof has 40 year GAF Timberline architectural asphalt shingles. Couple years ago a roofer fixed my vent pipes and said I had some cracked shingles and sealed most of them.
Then I tried to change Home insurance and Allstate said I had some lifted shingles in just a few locations and would not insure it.
What other ways is roof replacement determined. I have had roofers out and when pushed to say do I HAVE TO REPLACE, they all said not right this moment.
And the money they want is huge. So when and how do you determine.
My sense is that maybe people wait until they have a leak ?
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 | kthompson
Join Date: Oct 2005 Posts: 5275 South Carolina 
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2020-06-17 199375
You would not believe for about two weeks have been working on this for my mother in law's house and my shop. My mother in laws is shingle roof about 12 years old. My shop is metal roof about 16 years old. Biggest issue with my metal roof is the person who installed it...me. Have no problem knowing why issues with the metal roof but over the years have had think three roofers failed to find the leaks or fix them any way.
On my mother in laws has with the shingles three different roofers have three different reason why it is now leaking.
But your question was how do you decide when to replace a roof: In my case it is can not fix leaks that have begun to show up in rather rapid fashion.
I have seen singles so old the tabs were about totally gone. But the insurance company knows bad or old or brittle shingles are very often subject to really any kind of high winds. Or course brittle shingles would be easier damaged by hail. To me a good eye will tell you they need replacing.
Based upon my current efforts it does pay to get multi quotes and in writing. Be sure the specs for shingles, underlayment, even the nails and vent pipe boots are in the quote. Has been a learning lesson for me.
Here metal is becoming more and more the roofing of replacement on newer houses. ....
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| chashm
Join Date: Oct 2013 Posts: 77 United States
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2020-06-17 199376
If you really did get 40-year shingles, time to find the 20-year-old paperwork and give GAF a call. At a minimum, they'll spot you 1/2 the cost of the shingles if they agree they're shot, and maybe more. Or maybe they can talk some sense into the insurance inspector.
Me, I have a copper roof. Cost a bundle when we built the house 24 years ago but it should outlive me. ....
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 | crunch
Join Date: Jan 2007 Posts: 271 Niagara County, NY
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2020-06-18 199377
I replaced my shingles after 24 years. I could see fine cracks developing in all the shingles and a couple broke but I didn't wait for leaks. I am the fourth owner of the house built in 1993 (I replaced them 3 years ago in 2017). I think I replaced them with either timberline or GAF 40 year architectural shingles with warranty - I better check my paperwork.
I am not counting on getting 40 years out of them. Maybe I will get 30 years - all these warranties are prorated. If your shingles show signs of wear - cupping, breaking, cracks, whatever - think about replacing them. You can go until you get leaks but then it will be too late and you will have to replace all your plywood as well. In my case there were some areas where the plywood was discolored and you could see the damage done by ice dams but we caught them in time. I had good underlayment installed where the roof was subject to ice/snow buildup.
Yes, it is expensive but is the most important part of a home. You get no additional use or improvement of your home - just the knowledge that you have a solid roof over your head for the next 30 years. In my case probably the last roof :).
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| Handson
Join Date: Apr 2020 Posts: 28
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2020-06-19 199385
Thanks for the feedback really helps.
House has skylights and the first contractor suggested replacing them as he says the rubber seals fail and replacement at time of roof job is best course. But he says inside damage I will have to contract out separately. How much inside damage? High Vaulted ceiling ouch.
Next thought house needs to be painted. Last time painters got paint on shingles and had to be replaced. Painter quote thinks better to paint after roofers as they leave more abrasions marks etc.. So paint after roof? Even though my experience is different. All new homes have roof installed before siding and painting so guess go with roof first ?
Pricing, got quote for $19000 for roof and skylight, contractor refused to tell me how many square feet or squares he calculated. Is that customary , no detail on makeup of quote? According to my calculations he is at the top range of cost per sq foot.
What are yoou guys getting for sq foot prices?
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| kthompson
Join Date: Oct 2005 Posts: 5275 South Carolina
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2020-06-20 199390
On my mother in laws house it is about 1600 square feet with one car carport. I had four roofing contractors look at it and three had the same recommendations and the other said it needed new sheeting. For that one was even $9,000. To do basic shingle removal and replace up to two sheets sheeting in the price. New boots and flashing. The price without new sheeting was about $7,800. This is with 30 year singles.
I would suggest at least a second quote. Both in writing and check them out. ....
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| crunch
Join Date: Jan 2007 Posts: 271 Niagara County, NY
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2020-06-22 199397
I have a 2100 sq ft home, with a roof that has lots of cuts in it. I paid $15,000 and did NOT replace the skylights, although it was recommended. I even asked my nephew who is a contractor and he recommended that, if you have the money, go ahead and replace the skylights. It is against my policy to replace things that are not broken so I am taking the risk with my old skylights :). I DID have new gutter caps installed as part of the $15,000. ....
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| Handson
Join Date: Apr 2020 Posts: 28
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2020-07-07 199437
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Assuming your sq ft is for a one story home and the pitch is a gable roof to get the sq ft of shingles a rough factor of 1.4 times 1600 equals 2240 of shingles so the cost per sq ft is $3.48 per sf of roof shingle or with sheet replacement $4.02 per sq foot of shingles.
Those are very good prices ! But I think I am missing something on the sheet replacement. He wants and extra $1200 to replace up to TWO sheets of plywood and $600 per sheet if one than two are needed ?
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| Handson
Join Date: Apr 2020 Posts: 28
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2020-07-07 199438
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Are gutter caps screens on top of the gutters to keep leaves out ? If so that could have added a couple grand to the roof price.
Same math shingles sq ft = 1.4 * house foot print 2100= 2940 roof shingle sg ft. Cost per roof shingle sq ft = 15000/2940= 5.10 per roof shingle sq ft.
But could be 15000- 2000 gutter guards 13000/2940 = 4.42 per roof shingle sq ft.
According to my simple calculation I was getting billed $7.10 per sq ft. I guess I need mores estimates.
I wonder how much if any they charge if the house has lots of details like dormers, lots of intersecting roof lines with valleys etc. vs a straight ranch house with a simple gable roof?
If your prices and sq ft was not for the house foot print but actually roofing squares please let me know.
Appreciate your feed back.
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| crunch
Join Date: Jan 2007 Posts: 271 Niagara County, NY
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2020-07-09 199451
Hello Handson, I located my contract.I paid $13,520 for a tearoff and new roof (GF Timberline HD 30 year architectural shingles in 2017) and $1,285 for new gutter caps. There were no other details about squares, etc. Hopefully you can see the house in the picture. There are lots of cuts in the roof. I think I got a pretty decent deal. -=Crunch. ....
Link: My House
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| crunch
Join Date: Jan 2007 Posts: 271 Niagara County, NY
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2020-07-09 199452
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| tipoblanco
Join Date: Jan 2018 Posts: 33 ernul,nc
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2020-07-15 199488
wow 15,000,i guess thats good for new york,im in NC,did away with my shingles and went with metal,quoted about $9000 for shingles and $13000 for metal,1650sq ft house,1 chimney,2 valleys and all my boots and they removed the old non working attic fans and covered the holes,warranty against hail and peeling, i thought metal was high priced but i will never worry about my roof the rest of my life ....
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| crunch
Join Date: Jan 2007 Posts: 271 Niagara County, NY
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2020-07-16 199489
Interesting, I see lots of metal roofs going up. Are there are downsides to metal? Are they loud in the rain? Can you get on the roof and walk as easily as on shingles? Up in the north I would worry about the snow sliding off even though I now there are metal "cups" you can add to prevent this?. Do they really last a lifetime? ....
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| Handson
Join Date: Apr 2020 Posts: 28
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2020-07-16 199492
Crunch,
Thanks for taking the time to post the pictures, nice house with plenty of complexity, price seems OK.
I see lots of metal roof used as accents to asphalt installs. Not sure how it would work on my house. What section and if it would work at all because slope is so steep and leaf cleaning requires walking the roof because of height etc.
The metal looks great when new, wonder how it withstands fading, scratches, dents, rust etc.. Beauty has it price.
I looked a some you-tubes on how to tell if you need a new roof. All of them showed roofs that were a disaster by that measure I do not need a new roof ;-). I wish !
Thanks to all for your insights. ....
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| Nottoold
Join Date: Apr 2018 Posts: 26
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2020-08-03 199555
Cracked shingles.
Lifted shingles, missing shingles
Lots of shingle silt in the gutters like you have to muck it out.
The forward edge looks thickened.
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| Pacman2
Join Date: Jun 2020 Posts: 7 trexlertown pa
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2021-05-15 200326
Your Insurance company only wants to insure roofs younger than 15, soem we go 20 years but very few. Even the Insurance agents want to lie on the application, which will give the Insurance company a basis to void the policy if you have a claim , ugh ! ....
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| kthompson
Join Date: Oct 2005 Posts: 5275 South Carolina
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2021-05-24 200339
This popped up on my computer with the most recent post and I have reread the full thread. Amazed I did not share an experienced I had years ago as insurance agent.
Had a lady who I went to church with call me upset that Allstate was not renewing her coverage due to the roof. We are in hurricane area on the east coast very much and roof damage is a big issue. As was pointed out different companies have different standards to some degree but some companies will come in such an area and tighten their standards when they want to cut the amount of insured properties in an area.
But back to my friend who Allstate was not renewing gave two reasons they would not renew: One the condition of the roof on the back of the house and the dangerous dogs. Well the dogs were just dogs. They were in a very fine metal wire fence about four feet high. The design of the fence totally wrapped around the back of the house including coming up each side of the house at least part the way. Due to the trees in the yards no way could the person seen the shingles on the rear of the house without getting into the yard with those dangerous dogs....I found that laughable and sad. Had it been my house I would have pushed the report even it required a small claim court case. I told her to ask her agent which was the truth, were the dogs dangerous or was the shingles in bad condition for obviously both were not true. ....
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| Pacman2
Join Date: Jun 2020 Posts: 7 trexlertown pa
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2021-05-25 200343
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Allstate sends out house inspectors with zoom telephoto cameras specifically to get close ups of any shigles that have any lift to them at all to deny policy coverage. Its funny they do not even look inside the house at all. That said if you do manage to snag an Allstate Policy, their roof overage is very comprehensive. So if you just got a new roof go get Allstate coverage the next day.
They aint goin a pay for no roof replacements under their policy by avoiding any nad all roof risks. ....
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| Pacman2
Join Date: Jun 2020 Posts: 7 trexlertown pa
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2021-09-30 200718
Well huricane Ida caught me.
Had lifted shingles and a couple of leaks.
Called Homesite Geico Home carrier. Well took a while for them to come out.
But when they did they brought roof forensic court testimony inspector he was on the roof for over an hour and I am so sorry I did not video him. As I am convinced he was flattenting out the lifted shingles to conceal any wind damage.
He produced a 70 page dossier on the roof purporting not wind damage whatsoever.
His photos of the roof seemed to be shot with a lense that made things look a weird 100 year old roof, pretty amazing.
Now I do need a new roof as well. And now the prices are COVID prices, shingle colors are limited to 3 colors. And the prices are about 30% more now.
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