Replace Your Shingled Roof

Replace Your Shingled Roof

The mere mention of replacing the roof on your home may seem a bit daunting and expensive. There are many options out there and also many roofers to choose from.  Some good and some not so good. While the typical life span of a roof is anywhere between 20 to 25 years, not all roofs are created equal. Many homes have different slopes to their roof, have weather related elements (i.e. wind) and/or have other associated items that may effect the lifespan of a roof (i.e. roof vents).

To Replace Or Not To Replace

One of the big questions is whether or not to roof over the existing roof or remove the old roof altogether and start from scratch. Once a new layer has been put on top of an existing layer of roofing, then you can’t just keep adding layers.  After two layers of shingles have been installed, the International Residential Code (R907.3) and local building codes kick in which state that a new roof cannot be placed over two or more applications of any type of roof covering. The reasoning behind this is that each layer adds more weight onto the roof. For example, 1,500 SF feet of roofing is roughly equivalent to parking a two-ton SUV on your roof! To comply with the various applicable codes, have the roof completely removed and install a new one if you currently have two layers of asphalt shingles. While a partial re-roofing job is easier on the pocketbook, for the most part, it is usually more expensive in terms of cost per square basis (a square is considered 10’ by 10’).

Replace Your Shingled Roof

Do You Know What Your Roof Is Made Of?

The protective nature of fiberglass asphalt shingles primarily comes from petroleum hydrocarbons. Over time in the sun, these oils degrade and when rain falls the oils are gradually washed out of the shingles. During rain and melting snow, more water is channeled along eaves and complex rooflines and these are subsequently more prone to erosion than other areas.

Eventually the loss of the oils causes asphalt shingle fibers to shrink exposing the nail heads under the shingles. Once the nail heads are exposed, water running down the roof can seep into the house around the nail shank, resulting in rotting of underlying roof building materials and causing moisture damage to ceilings and walls inside.

Top Questions To Ask A Roofer

• Will there be a manufacturer and installation warranty/guarantee?
• What is your proposed underlayment and roofing material manufacturer?
• Can you provide me with references?
• What is the projected starting and completion dates?
• Verify that the roofer is licensed, bonded and insured.
• Make sure that you get a full written estimate and also ask any questions that you may have.

The Case Of The Missing Shingle

You could decide to piece your roof replacement like a quilt.  One square at a time or you could just bite the bullet and do a partial or full re-roofing. Usually replacing a shingle here and there is due to a fallen tree limb or wind damage. Both of which can reek havoc on your roof and shorten its lifespan. Keep in mind that the newer shingles will stick out like a sore thumb compared to the weathered shingles when replaced one by one.  This could raise red flags for buyers if you ever decide to sell your home.

When re-roofing your home, you should do your homework and realize that cheaper is not always better. While you may save money initially, in the long run, the cheaper shingle may not be as durable leading to more costly repairs much sooner than you expected. Re-roofing can be a complex (and expensive) job, but when done right it greatly extends the life of the home and can last for decades to come. 

Homes For Sale By OwnerReplace Your Shingled Roof

PrincipalOffice179 Quincy StreetSuite DBlue Moon Realty GroupBrocktonMassachusettsMA02302United StatesReal Estate InvestingJuly 17, 2015Rick ToneyRick ToneyRick ToneyBlue Moon Realty GroupBlue Moon Realty GroupMesa Realty AdvisorsLow Income Housing Tax CreditsBlue Moon Realty Group

Rick Toney

View posts by Rick Toney
Rick Toney Is A Seasoned Real Estate Professional With Over 25 Years Of Real Estate Experience, Writes A Weekly Real Estate Blog And Is A Principal of Blue Moon Realty Group And Mesa Realty Advisors. Blue Moon Realty Group Is A Residential Redevelopment Company Specializing In The Purchase And Renovation Of Older And Physically Distressed Homes (Flip This House Boston). Mesa Realty Advisors Is An Affordable Housing Developer Specializing In The Redevelopment Of Existing Low-Income Housing Properties. Rick Is A Certified Public Accountant (CPA - Retired) In The State Of California, A Certified Property Manager (CPM - Retired) And A Real Estate Broker In The States Of California (Retired) And Massachusetts.

2 Comments

  1. Hazel OwensMarch 23, 2016

    I like that you brought up the problems of doing patchwork repairs. Like you said, replacing shingles only as needed instead of doing a full roof replacement can cause the new shingles to stick out from the old ones. For some people, the cost savings will make such inconsistency worth it, but it’s a good idea to consider whether you’re okay with your roof to being mismatched after the repairs. Thanks for the article.

    Reply
  2. Elden GatleyMarch 15, 2016

    I agree that you should ask the roofer when they expect to complete the project. If you plan it right, you could probably have them fix the roof during your next vacation. That way, you won’t have to live with the noise, but could still direct them via communication devices.

    Reply

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