How do you know if you need a New Roof: Home Improvement  -- Home and Garden Discussion Forum and Review How do you know if you need a New Roof: Home Improvement -- Home and Garden Discussion Forum

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 06-17-2020, 10:59 Post: 199373
Handson



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 How do you know if you need a New Roof

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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 06-17-2020, 22:40 Post: 199375
kthompson



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 How do you know if you need a New Roof

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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 06-17-2020, 23:46 Post: 199376
chashm



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 How do you know if you need a New Roof

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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 06-18-2020, 05:03 Post: 199377
crunch



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 How do you know if you need a New Roof

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 Smile.






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 06-19-2020, 11:05 Post: 199385
Handson



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 How do you know if you need a New Roof

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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 06-20-2020, 22:32 Post: 199390
kthompson



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 How do you know if you need a New Roof

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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 06-22-2020, 21:38 Post: 199397
crunch



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 How do you know if you need a New Roof

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 Smile. I DID have new gutter caps installed as part of the $15,000.






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 07-07-2020, 11:13 Post: 199437
Handson



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 How do you know if you need a New Roof

Quote:
Originally Posted by kthompson | view 199390
On my mother in laws house it is about 1600 square feet with one car carport. 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.



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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 07-07-2020, 11:24 Post: 199438
Handson



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 How do you know if you need a New Roof

Quote:
Originally Posted by crunch | view 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 Smile. I DID have new gutter caps installed as part of the $15,000.



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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 07-09-2020, 14:45 Post: 199451
crunch



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 How do you know if you need a New Roof

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.






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