Ultimately, all roofs break and need to be changed. You don't desire to do it too soon, due to the fact that you'll squander cash. But you also do not wish to wait too long, since then you'll wind up with leaks and costly water damage. To get the timing right, you require to know how to assess the overall condition of your roof and identify early signs of roof failure. The national average for a new asphalt shingle roof is about $21,500, according to Remodeling's 2010-11 Cost vs. Value Report, of which you'll recoup $12,800 at resale (59.5%). For high-end materials, such as standing-seam metal, the cost jumps to as much as $38,000. If most of your roof is still in good shape, a spot repair makes sense. But if there are signs the roof is wearing out, or if it is more than 20 years old, replacing it may be the smarter choice. Be Alert t Early Signs of a Roofing System Leak
If you examine the condition of your roofing at least as soon as a year, you ought to be able to plan in advance for necessary repair work. Early indications of difficulty include dark areas on ceilings, peeling paint on the underside of roofing system overhangs, wet areas along with fireplaces, and water stains on pipelines venting the hot water heater or furnace. From the outside, you can assess your roof's health by viewing it through binoculars. Warning signs include broken caulk or rust spots on flashing; shingles that are buckling, curling, or blistering; and worn areas around chimneys, pipelines, and skylights. If you discover stacks of grit from asphalt roofing system tiles in the rain gutters, that's a bad sign, because the granules shield the roofing system from the sun's damaging ultraviolet rays. Black algae stains are just cosmetic, but masses of moss and lichen might signify roofing that's rotted beneath.
If you're inspecting on your own and discover uneasy signs, especially if the roofing is old or there has actually been a storm with heavy wind or hail, get a professional assessment. Some roof business do this totally free; specialized roof inspectors, like those who resolve the National Roofing System Certification and Inspection Association, charge about $175. in a roofing that is otherwise sound. The expense might vary from $10 if you just need to spray some roofing mastic into a space together with chimney flashing to $1,000 to fix a leakage in a roofing system valley. If something abrupt and unforeseen, such as a wind storm, causes a leakage to appear, your property owner's insurance coverage will most likely cover the repair work. But you're still accountable for limiting the damage, so put out buckets and attempt to get a local roofing professional to spread a tarpaulin while you schedule repair work. Insurance might not cover problems that originate from a worn-out roofing or lack of upkeep. Removing off old roofing and beginning over generally costs about $3 a square foot for standard composition shingles. You might be able to leave an existing single layer and include a second layer on top of it for about $2 a square foot. If you plan to remain in your house for only a couple of years, this might appear like a clever way to conserve. But unless you're so pushed for cash that your only other alternative is to risk leakages, it's incorrect economy. The second layer will not last as long-- just about 15 Browse this site years rather than the basic 20-- and you won't get new flashing or underlayment or the chance to upgrade to features that make a roofing system more powerful. Plus, when you go to sell, your re-covered roofing system will look a little bumpy, and prospective purchasers may analyze the 2 layers as an indication that other house improvements were also done on the low-cost. When you examine quotes, don't just look at the total. A bare-bones quote may consist of a single layer of 15-pound structure paper under the roofing, while a much better however more costly bid includes 30-pound paper plus self-stick rubbery material along eaves to safeguard versus damage from ice dams. Bids may also vary in whether they include the expense of disposing of the old roof, on hourly rates for structural repairs, and on costs associated with seamless gutters. As soon as you settle on a professional, check to make certain the business is licensed and guaranteed. Also discuss how the crew will lessen damage to landscaping, and who will pay for any that happens. Set up the roof work throughout dry weather, if possible, so your lawn does not take as much of a pounding. You'll sleep much better, too, if you're not fretting about rain coming in when the roofing is half-done.