Roofing Replacement

Everyone has a different take on when it’s time to replace a roof. For the average homeowner, that decision may not be made until water leakage occurs or until cracked roof files fall to the ground. For a realtor listing your home for sale, replacing an even marginally warn roof can never happen soon enough. An experienced, reputable roofing specialist is in the business to make money, but also will help educate homeowners on things to look for that may indicate it’s time to replace a roof.

The bottom line is no precise formula exists to tell a homeowner when it’s time to replace a roof. Although various signs may point to a damaged or aging roof, whether to replace or repair it depends on the roof’s age and overall condition. But erring on the side of caution, and repairing or replacing a roof when signs of damage or wear appear, can protect you from further damage and expense down the road.

The right time to replace a roof

If a homeowner is thinking about a roof replacement, here are some factors to consider.

• Age. The average residential roof has a lifespan of 10 to 20 years; beyond that, the roofing tiles and other materials deteriorate quickly, meaning it’s time for a new roof. How long a roof lasts depends on many factors, like the weather, materials, and craftsmanship. For this reason it’s advisable to have a roof, particularly a common, asphalt shingle roof, inspected once every 10 years to spot potentially serious problems before they get out of hand. Wood shakes or shingles are popular and stylish and may last longer than asphalt with proper care, but many homeowners fail to maintain wood roofs for that very reason.
• Signs of moisture or mold. Moisture spots in a home’s interior, particularly on walls and ceilings closet to the roof could mean it’s time to replace a roof. Check ceilings and walls carefully for signs of moisture or mold – cracked or brownish paint, or black spots in the case of mold – and if any are found, check the attic and look for direct signs of leakage. If light is coming into the attic through the roof – and not through a vent – then there may be a problem. At this point it’s advisable to hire a professional to check important areas of the roof, like flashing around the chimney and vents, and to look for damaged shingles.
• Cracked or curled shingles. Another sign of a roof that may need replacement are cracked, torn, or curled shingles – shingles where the tips have rolled up. It’s simple to perform a visual inspection on parts of the roof from the ground, but the clearest picture can only be seen from roof level – either a ladder or through a second story window. If necessary, examine your roof from the ground with binoculars or a camera with a zoom lens, looking specifically for cracked or curled shingles. If only a few are damaged, they can probably be replaced fairly easily, while a larger number could be indicative of a serious problem.
• Granules in the gutters or on the ground near downspouts. These little dots or pieces of crushed granite are often the first sign to a homeowner that the roof needs inspection. Asphalt shingles contain of layer of granules, small bits of crushed granite that protect the shingle from the sun’s baking heat and damaging, ultraviolet radiation. When these granules fall of the shingle, it’s susceptible to damage. Large areas of missing granules on older roofs are a cause for concern, as it’s only a matter of time before the rest of the tile or tiles are damaged and need to be replaced.

How much will a roof replacement cost?

As with any home remodeling project, the cost of replacing a roof is very much a game of “it depends.” The work depends on the size and angle of the roof, the materials the homeowner selects, how much of the existing roofing material and sub-roof needs to be replaced, and the roofing contractor. Flashings can also drive up the cost, as can the number of vents installed or replaced as part of the project. And of course, the cost rises if the contractor is busy and you are in a hurry to get the job done.

Depending on the size of a roof and the methods used – a tear-off and full replacement of existing materials – the job could take anywhere from one to several days. Other factors play a role, too, such as the weather or days off for holidays.

Avoid becoming a victim

Having a roof replaced implies a two-way relationship between homeowner and roofing professional. The homeowner wants to best job done at the lowest price, while the contractor wants to make a profit but work with a customer marginally educated about what the job takes in order to be successful. Consumers should follow these steps to avoid being victimized by less than reputable contractors, some of whom, unfortunately, prey on unsuspecting home owners.

• Make sure the contractor is insured. Ask to see for the latest policy that covers the company and its workers.
• Verify certifications. Cheap, high quality laser printers and software like Microsoft Word can result in authentic-looking but bogus professional certifications, so it’s important that homeowners attempt to verify such status before signing a contract. Check with the National Roofing Contractors Association, the National Association of the Remodeling Industry, or any other state or local organization to vet a contractor’s qualifications.
• Get word of mouth referrals, and ask the roofer for a list of satisfied clients to speak with. A good roofing contractor should be able to provide either, plus a portfolio of before and after pictures.
• Know and understand the work to be performed. Understand what part of the job is “typical,” such as materials and practices, and what components require special skills or materials. Make sure the contractor avoids shortcuts, and will not try to add a third layer of roofing materials over two existing layers of worn material. Three layers could overload the roof to the point of collapse in some spots.

Replacing a roof is a major project for any homeowner that can be expensive and time consuming, but if done right can be a source of pride and cost-savings for years to come.  Contact Armor Metal Roofing for an honest roof replacement analysis in Maine, New Hampshire or Massachusetts.