When should I replace my roof?
Hey everyone! It’s David here, from Wellborne Roofing. Thanks for checking out our blog. We are posting answers to some of the most common questions that we receive from our customers, and also writing some articles that inspire those looking to safeguard and customize their home. One of the most common questions that we get asked is a question that could save or cost you thousands of dollars. That question is, “how do I know when it’s time to replace my roof?” To answer that question, I’m going to give you some common signs of aging to determine the condition of your roof. At the end of the article, I’m going to share an idea to help you best determine the timing of your roof replacement from a financial point of view.
As a homeowner, your roof is one of the most important components of your house. It protects you and your family from the elements, and also adds to the overall aesthetic appeal of your home. However, over time, roofs can deteriorate and become damaged, which can lead to significant problems if not addressed promptly. Therefore, it is important to be aware of the warning signs that your roof may need to be replaced.
Age Of The Roof
Pitting on three tab shingles and openings around the chimney flashing from caulk failure.
One of the most significant indicators that it may be time to replace your roof is its age. We see the lifespan of most roofs between 15 and 25 years, depending on the material used. Generally, when I’m asked how long a roof lasts, I feel pretty safe to say “about 20 years.” Many roofing companies will make all kinds of outlandish promises. I’ve heard companies say their roof is “the last roof you’ll ever need” or they will embellish the term “life-time shingle” that is often used by roofing manufacturing companies. Those promises might help sell a roof to a customer in the short term, but they are misleading. Common signs that your roof is coming to the end of its life include granule loss, pitting and cracks in your shingles, exposed nails, cracking on pipe collars, gaps in counter flashing on the chimney from caulk failure and brittle shingles.
Visible Roof Damage
If you can see visible damage to your roof, such as missing or broken shingles, or cracked tiles, it is a sign that your roof is susceptible to leaking. At minimum, it’s an indication that you need to have your roof repaired promptly. If you are comfortable getting up on your roof to inspect for damages, look for cracked cap shingles on the ridges and hips of the roof. Shingles and cap shingles can become brittle over time and crack, so be careful when you walk on your roof. Other common causes of roof leaks are exposed nail heads, cracked pipe collars, and failure in step flashing. If you think it’s time for a roof inspection from a professional, Wellborne Roofing offers a full inspection for $99.
Exposed nails that have rust forming on the nail head. Water exposure will rust out the nail and penetrate beneath the shingles.
Interior Water Damage
Unfortunately, many home owners don’t recognize they have a roof leak until the water reaches the interior of their home. If you notice water stains on your ceilings or walls, it’s usually an issue with your roof or your plumbing, if you have a two story house. If you notice any water damage in your home, it is important to address it promptly before it becomes a more significant issue - and always address the cause of the leak before repairing the interior damages. A simple way to help reduce the risk of interior damages caused by a roof leak is to visit your attic. Often times, a slow leak will drip down roof rafters, or drop into insulation before making its way to your ceiling. Look for water spots on wood, rusted nails, or any other evidence that you have water intrusion. A simple trip up to your attic could save you thousands of dollars in interior repairs.
When I give advice to homeowners, I always think to myself… “what kind of advice would I hope a contractor would give to my own Mom?” I really try to give my clients the advice that I would give to someone who is dear and important to me. In the long run, taking care of people and truly serving your client is a way better solution than selling a roof. I understand that most people need to maximize the lifetime of their roof, and get all the value they can out of their current roof. However, at a certain point, you could be trading the value of money spent on your roof in exchange for the cost of repairs. Let me explain…
SOME GOOD ADVICE
Here is the advice that I often give to my clients (and I would also give to my own Mom.) Suppose you roof is 18 years old with signs of aging, brittle shingles, granule loss - but it’s NOT leaking! No home owner wants to leave money on the table when it comes to getting the full lifetime of their roof. So… should you replace your roof before it leaks, or try to eek another couple years of use from it? To answer that, let’s do some math. Let’s say that your roof installation costs about $10,000 and you hope it will last about 20 years. You can estimate that you are getting about $500 per year in value from your roof ($10,000 divided by 20 years). If you can make it another 2 years without replacing it, you’ll save $1000, right? One thing to factor into this scenario is annual cost increase of roof installations due to inflation. You might find that in two years, the same roof that you would have payed $10,000 for is now going to cost you $10,750 or even $11,000 depending on material and labor price increases. It’s possible that the money you saved by waiting did not end up saving you money in the long run. Additionally, the risk you are taking by not replacing a roof when it’s at the end of its lifetime is the risk of potential damages from leaks. Interior damages such as replacing drywall or painting a ceiling could easily cost you $1,000 or more.
At a certain point, you may be risking incurred cost for water damage in hope to save money by getting every last minute out of your current roof. My advice is to get a roof inspection by a professional. If your roof has minimal granule loss, not much evidence of cracking shingles, then it may be wise to hold off - even past 20 years. Some shingle roofs really can last 25 - 30 years when they don’t have as much exposure to harsh elements. A professional inspection can help you determine the best course of action. If you have an inspection performed, ask to see the photos of all the damages on your roof. Inspect the photos for yourself and ask your roofing contractor questions about repairs versus replacement. If the damages are extensive, then it is best to put that money towards a new roof. Even if you aren’t seeing interior damages yet, and run the risk of losing 6-18 months of usage from your current roof, you still might be saving money in the long run.
Hopefully, this information will help you determine when you should plan for your next roof replacement. If you would like to get a professional opinion, call Wellborne Roofing for an inspection. We’ll give you great advice and an honest assessment of your roof. If it appears you can get a few more years out of your current roof, but just need some light reapplication of caulk around critical areas and exposed nail heads, we offer a “Roof Tune Up” for $299.00. We can also give you pricing for more extensive repairs, if necessary. Call Wellborne Roofing in Winston Salem, NC for all your roofing needs. We’re here to help.