Signs Roofing Replacement is Necessary
One of the questions that any homeowner should be asking themselves if they have a roof that is getting up in age is, “how do I know if replacement roofing is necessary?
For obvious reasons, your roof is one of the most essential parts of your home. Without it, you would be left with four walls and a foundation – not enough to provide much comfort or protection from the elements. Like everything, though, a roof will wear out over time.
As a homeowner, you need to be aware of the state of yours and whether it needs repairs or replacement, especially if you have any plans on selling the home.
Knowing whether you need a new roof before selling becomes necessary so you have a sound strategy in place.
Working as a Massachusetts Realtor for the past thirty-six-plus years, a worn roof becomes a bone of contention more than any other when negotiating home inspection issues.
Of course, from a homeowner’s perspective, they want to do nothing if there are years left on the roof.
The buyer, of course, when told there is not much roof life, intends to negotiate for a roof replacement.
Check For Roofing Replacement Yearly
While the quickest way to find out the state of your roof would be to call a roofing contractor for an inspection before putting your home on the market, you do not necessarily need to pay someone else to do periodic checkups.
You can look for signs of damage yourself. According to the National Roofing Contractors Association, homeowners should examine their roofs in spring and fall.
Mark a time on your calendar during these year periods and perform the following checks as necessary.
Generally, non-architectural shingles are rated to last twenty years and architectural for thirty years or more. There are some grades of architectural shingles designed to last past 50 years.
Read on and discover the signs you need a new roof.
What Are The Warning Signs You Need Replacement Roofing?
Indeed there are signs you need replacement roofing, right? In fact, there are some simple ways to tell you need a new roof. Let’s look the best methods for checking whether a roof replacement is in order.
Interior Roof Replacement Check
One of the first ways how to say whether you need a new roof is to get into the attic. The internal test is relatively easy to do as long as you have access to the attic and a good flashlight.
Invest in a good light because you want to be able to see fine details. Even the best flashlight is far cheaper than replacing your roof, so get something that will give you all the light you need to search the attic.
Once you get up there, look around for four particular signs of roof troubles.
Signs You Need a New Roof From Looking on The Inside
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Light shining in from outside – This is the easiest problem to discover, even without a flashlight. Any light shining through your roof from the outside is an issue that should be addressed immediately. If the light is getting through, so is moisture. When you see daylight, immediate roof replacement is a must. - Sagging Areas – If there is a sag in your roof, this will be one of the easier ways to tell if you need a new roof. Sagging is a definite indication of structural issues. Something has given way, either due to external pressure from outside or from moisture damage to the wood that makes up your roof.
- Dark Spots or Trails – Dark areas and trails indicate that moisture penetrates your roof and probably creates mold in the process. Moisture will eventually cause real problems, both with your roof and your home’s interior.
- Leaks or Water Damage – If you see a leak or visible water damage, it is time to call a roofing repair company. Water causes damage, and it is vital to patch any leaks as soon as possible.
These are all sure-fire signs that a roofing replacement is necessary.
Exterior Roofing Replacement Check
Another way of checking to see if you need a new roof is to take a trip up onto your roof. Getting onto the roof should give you a good idea of the state of the exterior.
Keep in mind that even an eight-foot drop can cause serious injuries, so ensure your ladder is secure and that you are very careful while looking around. Also, avoid walking on your roof is made out of easily damaged materials such as tiles.
Signs You Need a New Roof From Looking on The Outside
- Look for Damage – Major damage to roofing materials should be fairly obvious. Shingles will split, crack and warp if they get too old, while tile will break if it has been damaged by hail. If your roof is older and there is visible damage, it is far easier to tell if you need a new roof.
- Look for Moisture Problems – Mold and other moisture-related problems could wreak just as much damage outside as in. A bad shingle can allow moisture to sit instead of shedding it down the roof. Remember that water will flow down, so you may have to track the problem higher up.
- Shingle Granules – As your shingles age, they will shed more and more granules. If they are getting too old, you will likely find excessive amounts of granules in your gutters. Having bits of the roof in your gutters is a surefire way to tell replacement roofing is necessary sooner rather than later.
- Look for Wear – Roofing materials around chimneys and vents can wear over time, so keep an eye out for any issues here.
- Check Your Drainage – Your gutters and downspouts are an important home component and should be cleaned a few times a year. Check to ensure they are securely attached, and water flows where it should be.
Each of these problems signifies that it may be time to think about getting a roof replacement.
What If You Find Roof Problems?
Just because you find signs of wear does not mean your roof necessarily needs to be replaced. It may just need some repairs done to extend its life.
A quality shingle roof should last at least 20 to 30 years, especially with knowledgeable professionals’ regular maintenance.
If your roof is tile, it should be good for quite a bit longer, even up to 100 years, before replacement.
Typically an asphalt shingle roof that is architectural grade will last at least 30 years.
An architectural shingle looks different from a standard asphalt shingle, which looks completely flat from the ground.
An architectural shingle has “depth,” and most would agree on it looks much better. These shingles are more expensive, and rightly so, given how much better they look and the extended roof life they deliver.
Find a Roofing Replacement Company
When you’ve determined that roofing replacement or repairs are necessary, you’ll need to find a roofing replacement company.
A real estate agent or real estate broker can be a good source for getting a roofing replacement estimate. Agents and brokers work with different contractors all the time, including roofers.
It is usually best to get a few estimates to get an idea of the cost and feel out several contractors before you commit to one.
Get references from them and contact those references before you give the go-ahead on the roofing repairs or replacement.
Roofing Replacement Near Me
When you are not working with a real estate agent or don’t have any friends and family nearby, you’ll need to use Google for a roofing replacement company.
If you do a search for roofing replacement near me, you should see several roofing companies advertised. Just make sure you do the proper due diligence to vet these companies.
Some roofing companies have stellar reputations, while others are not so good. You may find there is a significant difference in the roof replacement estimates.
Ensure you compare apples to apples on what the roofing company will do and the roofing materials they will provide.
It is also wise to get proof the roofing contractor has pulled a building permit for the roof replacement. When it comes time to sell, home buyers often check on having proper permits.
Replacement Roofing Costs
Roofing replacement costs can vary significantly depending on your location and the roof size. How much it costs for roof replacement will also depend on your chosen roof materials.
Three-tab asphalt shingles will be much less expensive than architectural shingles.
The square footage, the pitch or steepness, and the roofing contractor you pick will also be significant pricing factors.
Here are some ballpark estimates on what you’re likely to pay depending on the above factors.
These are average roofing replacement costs:
- Standard three-tab asphalt shingles: $7,000 to $14,000
- 30-year shingles: $9,000 to $20,000
- 50-year shingles: $11,000 to $25,000
- EPDM rubber: $8,000 to $15,000
- TPO or PVC membrane: $10,000 to $15,000
- Wood shingles: $15,000 to $35,000
- Aluminum shingles: $15,000 to $30,000
- Steel shingles: $14,000 to $25,000
- Standing-seam steel roofing: $23,000 to $30,000
- Clay tile: $25,000 to $55,000
- Concrete tile: $20,000 to $45,000
- Natural slate: $25,000 to $50,000
These should give you a handle on roof replacement costs, but again pricing is highly variable. Keep in mind these are residential roofing replacement estimates.
Should Your Roof Replacement Be a Removal or Second Layer?
One of the most essential considerations when replacing a roof is whether to go over the existing shingles with a second layer or go with a complete replacement.
Your decision will undoubtedly impact the roof replacement cost. Stripping an existing roof and disposing of the waste will add additional costs.
The cost for roof replacement will be more for the contractor, which ultimately gets passed along.
Another consideration is the warranty. Some roofing manufacturers that roofs that are currently under warranty be replaced. Make sure you check before making a decision on which option to choose.
For older homes, it is especially critical for the roofing contractor to ensure the existing structure can handle the additional weight load.
Two layers of shingles may be too much for older construction to handle. If you live in an HOA, don’t forget to check the restrictive covenants to ensure you can use the shingle selection you would like.
How to Get Insurance to Pay For Roof Replacement?
Your insurance company will not pay the cost for roof replacement just because it’s old or has started to look. To file a legitimate roof replacement claim, there will need to have been storm damage.
Homeowner’s insurance may cover the roof replacement cost if the damage has been caused by extreme weather. The damage could be from hail, snow, damaging winds, tornadoes, or heavy thunderstorms.
Homeowners’ insurance will also need to cover roof replacement when a tree or heavy limbs damages the structure.
If you were planning on a roof replacement anyway, it may be a stroke of luck if a storm happens to hit first.
When violent storms hit an area, be prepared to encounter storm chasers. These can be fly-by-night roofing companies looking for your business.
You will be much better off with a vetted local roof replacement company.
Replacement Roofing May Be Necessary Now
If it has been some time since you have examined your roof, or your roof is old enough that replacement is the only option, it is best to bite the bullet and get the work done. There is no denying that having a whole new roof put on is expensive, but it is an investment in your home.
It makes the home livable, prevents further damage from the elements to other parts of the home, and makes the property more appealing should you choose to sell it.
A new roof is considered by home appraisers in the appraisal process and will appeal to any potential buyer who views your home.
Hold Off On Roof Replacement When Selling a House
However, if you are going to sell your home, you may not necessarily want to go out and purchase a new roof. You may be thinking, why, and the answer is simple. A roof does not have an excellent rate of return when selling a home.
A buyer will expect to purchase a home with a decent roof, but it has been shown repeatedly that they will not pay extra just because your roof is new. All things being equal, buyers will pay for more tangible things, such as an updated kitchen or bath they can use and enjoy daily.
So, for example, if a new roof on your home is going to cost $15,000, you will likely be out of luck if you think adjusting your sale price upwards by $15,000 is going to be acceptable.
More than likely, you will not get anywhere near a 100 percent return on a roof and, in fact, far from it.Click To TweetLean on Your Real Estate Agent For Roof Replacement Advice
An excellent local Realtor should be able to guide you with sound advice. More than likely, unless your roof is in dire need of replacement, the advice will be a wait-and-see approach.
The buyer will more than likely do a home inspection in which the roof will be flagged by a house inspector. This will be the point at which you can negotiate a home inspection settlement with the buyer that, in many cases, will end up being less than a full replacement cost.
Hopefully, you were smart enough to hire a Realtor with some negotiation skills, as this is one of the points in a real estate transaction where they are most needed.
Final Thoughts on Roof Replacement
It is crucial to distinguish the warning signs when a roof replacement is necessary. The longer you wait on roof replacement, the greater your chance of damage to other areas of your home.
The roof replacement costs will also rise if other parts of the roof become damaged, such as the sheathing. You’ll have much to think about when replacing a roof, especially the materials you choose.
More Replacement Roofing Resources
Here are some additional excellent references on roof replacement worth a look at.
- What are the most popular types of roofing shingles – see some of the most popular kinds of roofing shingles provided by GAF, including comparisons between 3-tab and architectural shingles.
- Comparing 3 tabs to architectural shingles – see these types of shingles compared to help make a selection.
If you discover you need a new roof, use these roofing resources to help guide your decision-making process on what type of shingles you should choose, along with the expected costs for your roof replacement.
The above Real Estate information on signs you need a roof replacement was provided by Bill Gassett, a Nationally recognized leader in his field. Bill can be reached via email at billgassett@remaxexec.com or by phone at 508-625-0191. Bill has helped people move in and out of many Metrowest towns for the last 36+ Years.
Are you thinking of selling your home? I am passionate about real estate and love sharing my marketing expertise!
I service Real Estate Sales in the following Metrowest MA towns: Ashland, Bellingham, Douglas, Framingham, Franklin, Grafton, Holliston, Hopkinton, Hopedale, Medway, Mendon, Milford, Millbury, Millville, Natick, Northborough, Northbridge, Shrewsbury, Southborough, Sutton, Wayland, Westborough, Whitinsville, Worcester, Upton, and Uxbridge MA.
Excellent tips! Replacing your roof can be a big expense. We live in a neighborhood that was built during the mid to late 90’s and over the past two years we have noticed a number of our neighbors having their roofs replaced already. Then the other day when the snow started to melt we found a shingle from our roof on the back patio. Thank goodness we are renting and will not have to pay for a new roof this year 🙂
Sicorra that is one of the disadvantages of home ownership! While there are tons of benefits to owning a home there are always constant expenses. Replacing a roof is not inexpensive that’s for sure!
Great points Bill. I would like to add that there are some benefits to installing a metal roof when selling a home instead of shingles. Although metal will cost more, you will get much higher ROI when selling a home than asphalt shingles (some report around 90%). This is due in part to metal having many more benefits for homeowners such as energy efficiency, sustainability, longevity etc….people just seem to be able to justify paying more for those qualities when buying a home. Is it the same in your market Bill?
Brandon it is very rare we ever see metal roofs in my area of Massachusetts. I am sure your points are valid though!
Good points. Thanks for the article. One idea I might add to your exterior roof check is to make sure that the vents from your bath, kitchen, and laundry appliances go all the way outside of your home.
Yesterday I can home from a long day at work and felt a water droplet fall on my head from the ceiling. You mentioned that if you actually see a leak or obvious water damage it is time to call in a roofing repair company. Do most roofing companies have different types of roofing material to use or do they prefer a specific kind?
Derek – the type of roofing material used really depends on where you are located. Asphalt shingles are the most common type. I would recommend architectural grade which are a little more money.
Just read over the article here and you guys “nailed” it! Being proactive is one of the best prevention methods a home owner can take. Take a little stroll around the edge of the house and make sure to give it a good looksie!
In response to Derek, most contractors have a specified company they usually deal with. They are many options to choose from as far as design. Take your time and pick out something good!
Hey Bill, cool page here. Glad you put it on your real estate site to help people when they are looking at new homes. I always instruct people to walk around the outside only focusing on the roof to see if this is something you’ll have to mess with in the next 5 years or so. Then to look for some key spots inside the house. Similar to some of the spots you mentioned above! Love looking out for people. Providing value is the best thing successful companies can do!
I recently noticed the other day that my roof has quite a few shingles that have curled and warped. The article mentions looking for exterior damage but it doesn’t specifically say curled shingles. I’ve read elsewhere that this is actually a warning sign that your home could soon incur water damage if it hasn’t already. I’d rather pay for a roof replacement now than pay for water damage restoration and a roof replacement in the future, so I’ll be sure to have a roofer come look at it as soon as possible.