If you’re buying or selling a home with a questionable roof, deciding whether to repair or replace it can make a difference worth thousands-- possibly tens of thousands-- of dollars. A new roof is right up there with the most expensive home improvement projects you can take on, so it’s crucial to make an informed decision based on the roof’s condition and the needs of the home.
When inspecting the roof, look for the following signs of damage and deterioration.
1. There is visible water damage on the inside of the home.
Does the ceiling inside your home have spots of brown discoloration? Usually, this means that your roof is leaking. Not sure where it’s coming from? It can often be hard to find the exact point where the leak is coming from as water can travel along roof panels or the decking inside of the attic. Then it will drip down to your ceiling, and if this goes on for a long time, it will cause discoloration and damage to the home’s interior. Fortunately, most leaks can be remedied with repair (and possible drywall/flooring restoration) instead of a full roof replacement.
3. You see cracked or otherwise damaged shingles.
Asphalt shingles in particular aren’t meant to last forever, so after a while they will begin to break down. It’s common for the tiny granules on the shingles to come off and sweep away due to harsh weather, foot traffic, and holiday decorations. Once these granules are gone, the shingles have little defense against the elements and will eventually fail. If you see lots of patches of missing granules, or bare shingles everywhere, you’re likely to need a new roof.
If you’re dealing with wood shingles, look for cracked, broken, and/or rotten pieces.
4. There are shingles missing.
Shingles can loosen and fall from your roof, especially if they were brittle or cracking in the first place. Having missing shingles is a grave danger for the overall life of the roof, so replace these as soon as possible if you notice that they’re gone. The integrity of your roofing system as a whole is what protects the rest of the home from terrible (and expensive) weather damage, so this is something that should not be ignored. If there are enough shingles missing, or if subsequent damage is severe enough, a complete roof replacement may be necessary.
5. Your roof is past its prime.
If your existing roof is more than 20 years old, it’s probably time to replace it. However, other issues can shorten a roof’s service life.
A poorly ventilated and/or under insulated attic will trap superhot air and moisture, which overtime will breakdown the entire roof structure via rot and mold. This kind of problem can cause your roof to fail many years before it should.
Additionally, the home may be due for a full roof replacement if it has two layers of old shingles. A second layer of material is sometimes installed on top of an existing roof to extend its life and avoid the cost of removing the old material. Most building codes only allow for two layers, so when the second layer fails, it’s time for a full replacement.
Further reading: Key Factors in the Cost of a New Roof
A quality roof not only keeps your home comfortable and clean, but also adds value to your investment. When having your roof repaired or replaced, it is critical that the work is completed by a reputable professional that can promise excellence, accuracy, and efficiency.
