Timing is key when deciding whether to repair or replace your roof. You don’t want to re-roof too soon and waste money, but you also don’t want to wait too long.
All roofs eventually deteriorate and need to be replaced. The choice of when to repair it is especially important in lean economic times. You’ll squander money if you complete it too quickly. However, if you wait too long, you’ll have expensive water damage and leaks. You must be able to evaluate the general state of your roof in order to choose the appropriate date. In this manner, you can spot the first indications of roof breakdown.
According to the National Association of REALTORS® 2022 “Remodeling Impact Report®,” a new roof had the highest return on investment (ROI), tied with a new garage door. The ROI was $12,000, matching the project’s $12,000 average national cost. More than half of the consumers polled stated that they purchased a new roof in order to replace outdated surfaces, finishes, and materials. They gave the initiative a 9.2 out of 10 joy score because they were pleased with the outcomes.
Despite these remarkable figures, a spot repair makes sense if the majority of your roof is still in good condition. However, replacing the roof may be the better option if it is more than 20 years old or is beginning to show signs of wear.
Watch for Early Symptoms of a Roof Leak
You should be able to prepare for necessary repairs if you inspect the state of your roof at least once a year. Early warning indicators include:
- Shadows on the ceiling
- Overhanging roofs’ undersides have peeling paint.
- Damp areas next to fireplaces
- Pipes venting the water heater or furnace with water stains on them
By using binoculars to see your roof from the outside, you can determine how healthy it is. warning indicators consist of:
- Rust patches or cracked caulk on the flashing
- Buckling, curling, or blistering shingles
- Worn areas near pipes, skylights, and chimneys
It’s a terrible sign if you notice mounds of asphalt roof tile grit in the gutters. The granules protect the roof from UV rays from the sun. Black algae stains are only aesthetic, but thickets of moss and lichen may be signs of degradation in the roof’s structure.
Get a professional evaluation if you do an independent inspection and discover alarming symptoms. If the roof is ancient or there has just been a storm with strong wind or hail, that is a particularly wise move. $210 is the national average price. Before beginning the work, some roofing firms may offer a very basic assessment for free. The National Roof Certification and Inspection Association certifies roof specialists who charge according to market rates.
When Repairs Make Sense
A roof that is otherwise sound can typically be fixed if there is a leak. Costs might range from $10 for a simple roofing mastic fill-in along a chimney flashing to $300 to $1,000 to repair a roof valley leak. Your homeowner’s insurance will generally pay for the repairs if an unexpected and sudden event, such a windstorm, causes a leak to emerge. While you arrange for repairs, set out buckets and try to get a local roofer to spread a tarp to help reduce the damage. Issues brought on by a worn-out roof or a lack of upkeep may not be covered by insurance.
The Cost of Re-roofing
For an asphalt roof on a one-story house without penetrations or valleys, replacing old roofing typically costs $4 per square foot. You may also continue with a single layer that already exists and build a second layer on top of it. A roof overlay is substantially less expensive than a replacement and may cost 20% to 40% less. This may appear to be a wise approach to save money, but it is false economy unless you are in such financial straits that your only other choice is to risk leakage.
The second layer will only last roughly 15 years instead of the usual 20. Additionally, you won’t have the chance to upgrade to components that make a roof stronger, such as new flashing or underlayment. Additionally, your newly covered roof will look a little lumpy when you sell, and potential buyers might assume that other home upgrades were similarly made on a budget because of the two layers.
Make Sure to Factor in Hidden Costs
Be sure to consider more than simply the total when evaluating bids. In a basic estimate, the roofing may have a single layer of 15-pound construction paper. A superior but more expensive bid, however, includes self-stick rubbery substance along the eaves to guard against ice dam damage in addition to 30-pound paper. The inclusion of the price for removing the outdated roofing, hourly rates for structural repairs, and gutter-related expenses may also vary between bids.
Once you’ve chosen a contractor, be sure the business is authorized and covered by insurance. Also go over who will be responsible for any landscaping damage that occurs and how the staff will minimize it. If at all feasible, plan the roof work for a dry period of time to minimize damage to your yard. You’ll also sleep better, too, if you’re not worrying about rain coming in when the roof is half-done.
Get the Most From a New Roof
Most families don’t relish the thought of investing in a new roof. However, the fact that it offers so many advantages makes spending the money less difficult. You may include a lot of ecologically friendly features in your home as part of a new roofing installation. Using IRS Form 5965, some of those can be eligible for a federal tax credit to help with the expense. Additionally, you have the option of choosing roofing that is more resistant to fire, wind, and hail damage. And you might be eligible for a discount on your homeowner’s insurance because of that.
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