(Ominous music plays…) “Your roof is old and failing and will need replacement soon.” These words can be a real bone of contention between buyers and sellers during a home sale transaction. Multiple factors can lead to such a proclamation, and some can be open to interpretation, leading buyers and sellers to come to different conclusions when viewing the same conditions. However, if your roof looks battered and worn, the chances of a buyer gritting his teeth and signing a purchase contract may be slim to none. To simplify the subject, let’s take a look at when a roof needs repair and when it needs to be replaced.
To repair or replace: That is the question!
Roof replacement is a serious expense. That’s why it’s tempting to get the most life out of your existing roof as you possibly can. So it’s important to get a qualified opinion on the problem you are experiencing in order to decide whether to repair or replace. You must first answer this question: What is wrong with your roof? Is it leaking at a penetration (such as a plumbing stack or vent pipe) or a juncture where different materials are joined together? Is the roof getting too old and past its useful life, or was it installed improperly? A home inspection can get to the heart of your problem. If the problem is determined to be a leak at a penetration of a juncture, this may be repairable without the need to tear off the whole roof. Depending upon the size of your roof, replacement can cost in the range of $5,000 to more than $8,000 (for shingle roofs). Simple flashing repair around a penetration might cost a few hundred dollars. You have to weigh the cost of repair versus replacement. Let’s say your roof is made of architectural shingles. You get a repair estimate of $3,000, but your roof is old and near the end of its useful life. The cost of replacement comes in at $6,500. In this case it’s probably time to bite the bullet and spring for roof replacement, especially if the roof looks damaged or decayed. Nothing puts the brakes on a home sale like a roof that appears neglected or dilapidated. This scenario changes if you are the handy sort who can do roof repairs. You might be able to do that $3,000 repair for just a few hundred dollars in materials. However, this isn’t an option for most homeowners. If you don’t know what you’re doing, you can make the problem a lot worse. Not to mention that roof work can be hazardous to your health if you should fall and injure yourself.
A roof’s useful life
When considering repair or replacement, you must take into consideration what is considered a roof’s useful life. This depends upon the composition of the roof in question. Metal, slate, and tile roofs can last up to 50 years. Wood shake roofs are estimated to last about 30 years. Architectural shingles can hold up around 20 to 25 years (depending on climate conditions), while their lesser cousins, flat shingles, may last about 15-20 years. Knowing the age of the roof is an important consideration in the repair or replace decision. If you’re looking at flat shingles that have been up there for 18.5 years, you probably don’t want to invest money in repairs, since the roof is coming near the end of its useful life. Click here to check out what Good Housekeeping says about knowing if it’s roof replacement time.
Finding a roofer
Whether you need repair or replacement, finding a roofer should not be taken lightly. You need a reputable company that will deliver on its promises with an eye for quality and a reputation for honesty. A good place to start is the Better Business Bureau. Click here for a list of roofers near Asheville. You can type a different location into the search bar, such as Hendersonville, Fletcher, etc. Look for businesses that have both BBB accreditation and an A+ rating. Or if you can’t find both, go for the A+ rating, at the very least.
Call Peter Young Home Inspections
Not sure if your roof needs repair or replacing? Call Asheville Home Inspector Peter Young. He’ll inspect your roof, advise you on its condition, and help you make a decision to repair or replace. Click the link below to make an appointment today.
