Roof Replacement vs. Repair

[ilovemk76]

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!

Bold - I would do the repair.

 

[tvguy]

I put a new roof on 4 weeks ago. $10,100 for a 2010 square foot single story house, 30 year warranty asphalt shingles. That was the low bid. My roof was 19 years ago. I bought the shingles myself, and those alone were $5,200. Rest was $1,200 for underlayment, $300 for upgrade from 15 to 30 pound felt, gutters and labor.

$4,000 seems way way way low to me.

Sun is what kills roofs here. 100+ degree days during the summer fry them.

 

[Moniqu17]

We had some leaks on an aging roof too, but they were because the builder flashed some areas poorly. So we got them repaired and had no issues after so it depends on why it is leaking. Funny part was our roof was only 10 years old and needed replacing in a few years.

 

[Shelly F - Ohio]

I would replace it. Who is to say that this repair would last that long given the fact the previous owners had it repaired and now it is leaking.

Not to mention you don't know how long its been leaking before the stain appeared which could lead to wood rot, mold growth, dry wall damage and a paint repair.

Have it replaced and that way you won't have to worry about it. Plus it will be good for about another 30 yrs. depending on the warranty..

 

[eliza61]

From what you say my vote is replace.

It's an old roof, definitely nearing end of life.
repairs are starting to pop up.

 

[Southernmiss]

Replace. Had a couple of leaks we could not get rid of no matter what. Will save you future headache of other repairs.

 

[havaneselover]

Thanks everyone! I appreciate the input. I'm going to get three bids this week and replace. I'll likely be in the house for the next decade (kids are 9 and 10) so I doubt replacing it when it potentially has a few years left makes a difference.

 

[carmelhp]

For 22 square, $4000 is incredibly low. We had a roof replacement 2 years ago. total tear off, 25 sq, including decking replacement and standard 20 year shingles for $9000. This was in central Indiana (we moved here from Fairfax, VA and everything is a good bit more expensive there).

 

[havaneselover]

For 22 square, $4000 is incredibly low. We had a roof replacement 2 years ago. total tear off, 25 sq, including decking replacement and standard 20 year shingles for $9000. This was in central Indiana (we moved here from Fairfax, VA and everything is a good bit more expensive there).

I'll post a follow up once I get the estimates. I expected it to be in that range but I did get an estimate last year from a reputable roofer which was < $4k. I've also talked to neighbors and everyone is in this ballpark.

 

[Ranger111]

For 22 square, $4000 is incredibly low. We had a roof replacement 2 years ago. total tear off, 25 sq, including decking replacement and standard 20 year shingles for $9000. This was in central Indiana (we moved here from Fairfax, VA and everything is a good bit more expensive there).

House is two-level. When she said 2200, I am sure that was the entire first and second level.

Actual roofing area is probably around 1200? Give or take...

 

[havaneselover]

House is two-level. When she said 2200, I am sure that was the entire first and second level. Actual roofing area is probably around 1200? Give or take...

Yes! 2 story. 2,200 plus garage so it might be 1,300. Nothing too tricky.

 

[carmelhp]

Yes! 2 story. 2,200 plus garage so it might be 1,300. Nothing too tricky.

That would explain the discrepancy.

 

[havaneselover]

Just an update--I did get an estimate last night for $12K. I'm not sure if the guy didn't think I was getting any other estimates or what. That was for a 50 year dimensional shingle (GAF). Right now I have 3 tab shingles (20 years old) which I hate.

I got an estimate this morning from an extremely reputable company that does a ton of business in the area for $5,600/$6,300. The $6,300 is for 50 year dimensional shingles (CertainTeed Lifetime Landmark 50 year). I need 26 squares (more peaks and gables than I realized). The only thing not included in this estimate is replacing plywood if necessary ($50/sheet) and my skylight. My master bath has one of those awful plastic bubble skylights which I will have them replace for another $225. Honestly I'm pretty excited about that.

Still getting two more estimates from very reputable companies, but I'm definitely leaning toward replacing and will definitely use the 50 year dimensional shingles.

Thanks everyone for the input!

 

[clh2]

Just an update--I did get an estimate last night for $12K. I'm not sure if the guy didn't think I was getting any other estimates or what. That was for a 50 year dimensional shingle (GAF). Right now I have 3 tab shingles (20 years old) which I hate.

I got an estimate this morning from an extremely reputable company that does a ton of business in the area for $5,600/$6,300. The $6,300 is for 50 year dimensional shingles (CertainTeed Lifetime Landmark 50 year). I need 26 squares (more peaks and gables than I realized). The only thing not included in this estimate is replacing plywood if necessary ($50/sheet) and my skylight. My master bath has one of those awful plastic bubble skylights which I will have them replace for another $225. Honestly I'm pretty excited about that.

Still getting two more estimates from very reputable companies, but I'm definitely leaning toward replacing and will definitely use the 50 year dimensional shingles.

Thanks everyone for the input!

I think you are wise to look at replacing the roof, since you mentioned that you will be in the house for another 10-or-so years. I would insist that the current roofing is "torn off", even though in our case - it is more expensive.

While I realize you are in a more southern state - with the winter we had in Wisconsin - I would not want the weight of the snow - on top of the weight of 2 sets of shingles. No way, no how. Plus - if you are going to be selling the home in 10 years'ish - I think a "double roof" detracts from the home value. It would be a deal breaker for me, or I would deduct that total amount to tear off and replace from whatever offer I made.

 

[havaneselover]

Yes, this is a complete tear off. I want this done right.

 

[kirstenb1]

OP, I think you'll love the dimensional shingles. It gives a very nice look to the house. Our first house had 3 tab, and when we built this house, we looked at the other homes in the neighborhood---they all had the dimensional and it really looked nice, so that's what we went with.

Several years ago we added a detached garage. I can remember the roofer saying the price of petroleum had really gone up, which was why shingles were suddenly so much more $$$.

 

[Judique]

Just an update--I did get an estimate last night for $12K. I'm not sure if the guy didn't think I was getting any other estimates or what. That was for a 50 year dimensional shingle (GAF). Right now I have 3 tab shingles (20 years old) which I hate.

I got an estimate this morning from an extremely reputable company that does a ton of business in the area for $5,600/$6,300. The $6,300 is for 50 year dimensional shingles (CertainTeed Lifetime Landmark 50 year). I need 26 squares (more peaks and gables than I realized). The only thing not included in this estimate is replacing plywood if necessary ($50/sheet) and my skylight. My master bath has one of those awful plastic bubble skylights which I will have them replace for another $225. Honestly I'm pretty excited about that.

Still getting two more estimates from very reputable companies, but I'm definitely leaning toward replacing and will definitely use the 50 year dimensional shingles.

Thanks everyone for the input!

Shopping for a roof also. Love the look of the dimensional shingles!

What I am not sure about is the investment into a product that is on the market with a 50 year guarantee, but that have no actual roofs out there that have lasted 50 years.

I am leaning towards buying 25-30 year shingles. And I am not sure any of my family will be in this house in 30 years.

Also, my roof is not leaking. It hasn't reached it's intended lifetime yet. But I want to change it. The roof is now ugly from age. It is about 20 years old - 25 year shingles on it. Many of the granules have come off and along with them, the color. These were CertainTeed shingles. I have a leftover package in my shed.

So, I will get the estimates going shortly, and also see what the salemen/experts have to tell me.

Good luck with your project!

 

[havaneselover]

Thanks! I've always had dimensional shingles but when we downsized last year this house came with 3-tab. I just don't like the look. It looks cheap. Plus it's old and I don't like the color (weathered wood) with gray siding.

I hear you on the 50-year but the difference between 25 year 3 tab and 50
Year dimensional was only $450??? Seems like a no brainer in this case.

I probably could get at least a few more years out of this roof but since I have the money set aside I think I'll pull the trigger. Honestly I'm excited about the dimensional shingles and the new skylight.

 

[ZachnElli]

Call your homeowner's insurance company and tell them you are getting a new roof and see if you get a discount just for the new roof and then ask them if you get an additional discount for the 50 year roof. They need to know when the roof is done, some home insurance policies will cover the roof at actual cost instead of replacement cost, if you have a storm and it damages the new roof, you want them to replace the new roof at the new roof cost, not a 20 year old roof cost. Anyway, most company's in my area are giving discounts for new roofs.

 

[ruadisneyfan2]

We just got a new roof last summer. It was around $7300 but only because dh went to school with the owner. (Luckily with the concrete guy too!)
It had 2 layers on so this was full tear off, replace any rotted plywood and arch. shingles. Our house is around 1700 sf but it's a rancher; so unlike a 2-story, every room has its own roof.
We got 1 other estimate just to see if dh's friend's price was typical. The other company wanted $9500.
Dh did repair one area a few times but you can only try to fix for so long. The longer you wait, the more plywood has to be replaced too so your final price can really be much higher if you postpone it.

I wasn't thrilled at the idea but once it was on, it really is a huge improvement. Next project: painting the exterior over Easter week.
One of the great things about having a rancher is it's easy to paint. Last time ds17 was only 1. This time, he can help!