Roof Replacement vs. Repair

[havaneselover]

I have a 20 year old roof (asphalt shingles I think). Last year when I bought the house I was told the roof had 3-5 years left. Before buying it the sellers had to do $450 in repairs. Last weekend I discovered a water stain in my two story foyer. All ceilings were painted last year so it's fairly new. I got an estimate of $400 for the roof repair. I'm guessing the ceiling repair may run another $200. This roofer also told me the roof had some life left in it. Replacement will be about $4,000. I'm trying to decide on repair vs. replacement. I was told if I do the repair and have more problems in the next 12 months I would get the repair cost credited toward the replacement. Any thoughts? I know it's a bit of a guessing game--just trying to make the best long term decision. Thanks!

 

[kymom99]

I would repair it.

 

[Gigi22]

Did the person doing the estimate give you any information about the cause of the leak? Is it likely to reoccur? Also was the reason that the prior owners did the repair for cosmetic purposes, or because you insisted on a repair before purchase? Is the earlier repair in the same area that is a problem now? How happy are you with the roofer who gave you an estimate? If you have to replace the roof, would you use him, or would you get other estimates? Fine for him to offer you a credit now, but if you go with another company later, kind of a useless offer.

 

[EMode]

Its nearing the end of its life and this is the 2nd repair, I'd replace it if it was an expense I could afford.

 

[Ranger111]

I'd be interested in having a ballpark figure on the size of your roof.

If you have a typical two-story home, half of your square footage would be close.

AND, what type of replacement roof you get for your $4000 -- metal, three-tab, architect. shingles?

AND, what the replacement entails -- total tear-off, new decking, roofing over the old roof?

Finally, where do you live?

Because, $4000 could be reasonable, or could be quite high. And, the roofer may be doing you a big favor, or could be setting up an "assured" job for later with a repair that they know will only buy a year or so.

Actually, the roofer SOUNDS good from what you said, but not having been there and not walking the roof, it is tough for anyone to make a decision from afar.

My gut says, a couple of repairs, already...you need a new roof...

Finally, you could have other issues that may not SHOW up for months down the line, but are slowly causing damage (mold) already. A little water could be leaking places you can't see and causing some damage. NOTE, I said could. Odds are not great, but considering the age of the roof.

 

[havaneselover]

Thanks, everyone! The house is 2,200 square feet + 2 car garage (2 story). I live in Central VA and it's a shingle roof. I don't know if they're architectural shingles.

Good point that the credit is worthless if I don't use them!

I can afford a new roof. I set money aside when I purchased knowing it would need to be replaced in the near future.

I asked the sellers to do the repairs and they had them done. Honestly I'm not sure if it's in the same place.

The problem this time was staple pops and incorrect nailing.

I'm just afraid if I spend $400 now and have the ceiling repaired, I'll end up with another leak, more interior damage, and still have to pay for a new roof.

 

[Ranger111]

I'm just afraid if I spend $400 now and have the ceiling repaired, I'll end up with another leak, more interior damage, and still have to pay for a new roof.

Yep

 

[RitaE]

If you have the money set aside and leaks are a recurring problem, then replace the roof.

It just isn't worth the headache of constantly risking more repairs and water damage just to get another year or two out of those shingles.

 

[ICF]

Maybe you'll get lucky and get a spring hail storm -- then you can try to get the roof replaced via an insurance claim.

 

[APiratesLifeForMe2]

Old roof, recurring leaks, I would replace it now.

 

[havaneselover]

If you have the money set aside and leaks are a recurring problem, then replace the roof.

It just isn't worth the headache of constantly risking more repairs and water damage just to get another year or two out of those shingles.

The headache factor is a major concern. I'm a single mom and gone from 7AM-6PM so dealing with repairs is indeed a major headache.

Thanks for the advice!

 

[havaneselover]

Maybe you'll get lucky and get a spring hail storm -- then you can try to get the roof replaced via an insurance claim.

Oh, gosh. After the winter we've had I wouldn't be surprised!

 

[FungLu]

If it is only $4k to re-roof then you are doing it yourself or someone is taking short cuts that should not be taken. The best way to save money on a roof is to make sure that it is done right. A poorly installed roof can end up costing you triple. I am in the industry on the opposite coast. We make money replacing roofs, we make much more money repairing and replacing poorly installed roofs. Get a reputable roofer that is licensed and insured and rest easy. A reputable roofer will let you know if you can get more bang for your buck in a repair or replacement. I hope this helps.

 

[havaneselover]

If it is only $4k to re-roof then you are doing it yourself or someone is taking short cuts that should not be taken. The best way to save money on a roof is to make sure that it is done right. A poorly installed roof can end up costing you triple. I am in the industry on the opposite coast. We make money replacing roofs, we make much more money repairing and replacing poorly installed roofs. Get a reputable roofer that is licensed and insured and rest easy. A reputable roofer will let you know if you can get more bang for your buck in a repair or replacement. I hope this helps.

Thanks for the advice but I'm savvy and got an estimate last year before purchasing and have spoken to several neighbors who have had replaced roofs recently (all houses in my neighborhood are about this age). This is the going rate for a house my size in Central VA--from a licensed and reputable roofer. Trust me, I'm a very long term thinker and don't make stupid decisions to save money in the short term. I will get three estimates before I make a final decision.

ETA: Last year I had the entire interior of my house painted with Benjamin Moore paint. Ceilings, trim, walls. Nothing went untouched. I paid $5K and the painter did a phenomenal job. Labor is cheap in this area. In Northern Virginia, for example, the job easily would have cost > $8K.

 

[maxiesmom]

Are you sure they will still honor last year's quote?

I have to agree with FungLu, I have never heard of a quality roof being that cheap. I had one put on almost 3 years ago, on a much smaller house, and it was over $15,000. That was a tear off and replace. Is your quote just too add on to the current roof? They can do that up to 2 layers. Maybe they are not tearing off but just adding another layer?

 

[blessedby3]

We are having to replace ours too. We live in SW VA. We have had a leak as well. Our cost for replacement is $4700-$4800 (from the quotes we have gotten). They have all been that close. This is to do our pool shed as well and we have a 2 story colonial (no garage) and this is with architect shingles. I would replace if you are having troubles like that with the existing roof.

 

[Ranger111]

Gosh, I don't know who you guys are basing your prices on.

And there is no way I can say $4000 too cheap or too expensive without knowing the size/type/ etc. of the job the woman is talking about....

But, as she replied $4,000 could be an entirely reasonable price.

I know, this was two years ago, but I had my 1200 sq foot replaced (tear-off, 20-year three tab IKO, hip roof) for $2400.

I thought about having my son and I do it ourselves (we did do our barn and work shed ourselves), but I honestly decided it was worth the price.

The estimates ranged from $2,400 to $4,600. The low bid (from an longtime, well-respected roofer) won. I will say the high bid was from an equally respected person.

As mentioned, a lot depends on where you are -- and -- just how busy they are at the moment.

 

[FungLu]

In the the Pacific Northwest, the average re-roof (complete tear-off, installing new flashings, vents, etc., and standard architectural shingles) is $8000-$8500. The average roof repair is $600-$650. The prices are double that in SoCal.

The reason I mention that is this: these are the prices you are going to see in your area in the not to distant future; that is the pattern we have seen in my 20+ years in the industry. Therefore, get it re-roofed now while the prices are that good.

Just makes sure that it is a complete tear-off. With any history of leaking, there is likely some sheeting that has been compromised. Covering over that would be unwise.

Hope everything goes well with your project!

 

[kirstenb1]

We live in central Va too. $4000 is a great price. We have dimensional shingles and I'm terrified at what they'll cost when we have to replace. Personally, I'd do a tear off, given the fact you've already had problems with leaks, which is more $$, but will give you a better product, especially down the road.

 

[si-am]

The headache factor is a major concern. I'm a single mom and gone from 7AM-6PM so dealing with repairs is indeed a major headache.

Thanks for the advice!

We were in your exact position: bought a house with an older roof, did several repairs, still ended up with a leak. We opted to just replace the whole thing, and the roofer got our insurance company out because he thought it would be covered under years of hail damage. It was!

The replacement itself was no hassle. We didn't have to be home; the whole thing was done while we were at work and someone came by later to collect the check.

Worth it for peace of mind!