Roof Replacement vs. Repair

[havaneselover]

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.

Thanks for the reminder. I just got a new policy and they did all ask the age of my roof. I will definitely call as soon as it's done.

 

[havaneselover]

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!

I can relate. I hate the idea of spending this much, but it has to be done. So the fact that it will be a major improvement is helping.

You're fortunate your house can go 16 years between being painted. Mine is 3-5. I hate hardboard. Good luck!

 

[carmelhp]

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 it sounds it sounds like a good deal.

 

[manning]

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.

That's what it sounds like to me. About 4 years ago I had my 2000 sq ft roof replaced. Complete tear down double wide ice shied all the way around and where the roofs met.

It cost $ 10,000. 30 year warrantee

 

[havaneselover]

That's what it sounds like to me. About 4 years ago I had my 2000 sq ft roof replaced. Complete tear down double wide ice shied all the way around and where the roofs met. It cost $ 10,000. 30 year warrantee

About two thirds of the cost is labor. Obviously labor is much cheaper where I live.

 

[JanaDee]

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

That's how we got our roof replaced.

OP, it is 20 years old. Get a new roof.

 

[TheRustyScupper]

1) As an owner of (17) rental homes and our own residence, I say repair it.
2) All of our units are well-kept and well-maintained.
3) But, $400-$600 for 2-5 years sure beats $4,000-$6,000 now. *
4) Think of this as a business.
5) Think Return-On-Investment (ROI).


*
You never know,
The 2-5 years ould be 1-2 years, or 4-6 years.
Roofs are not that predictable.

 

[tvguy]

1) As an owner of (17) rental homes and our own residence, I say repair it.
2) All of our units are well-kept and well-maintained.
3) But, $400-$600 for 2-5 years sure beats $4,000-$6,000 now. *
4) Think of this as a business.
5) Think Return-On-Investment (ROI).


*
You never know,
The 2-5 years ould be 1-2 years, or 4-6 years.
Roofs are not that predictable.

The flip side of that is a lot of landlords with multiple properties I know never repair a roof. They just plan on replacing them every 15 to 18 years as scheduled upkeep before they leak. They try to do it when a rental is vacant. They never want to have to deal with emergency repairs or angry tenants or having to pay to repair damaged sheet rock or tenant's property. They do the same with the HVAC and they do the carpet and toilets about every 7 years. I think there is some sort of standard expected life in the industry that the IRS uses so it is a decision made to both reduce emergency repairs, and maximize tax writeoffs.

 

[havaneselover]

My roof was replaced today! Total cost was $6,550 which included taking off the old roof, putting 50 year dimensional shingles on (26 squares), replacing a skylight, and 5 sheets of plywood.

Very happy with the decision. It looks fantastic (although apparently pewter is a little more blue than I thought--hopefully it will grow on me). I still have some minor repairs to have done from the leak and the skylight.

Just called Geico and it also reduced my homeowner's insurance premium about 15% ($106).

Glad to have this done.

Thanks everyone for the input. It was very helpful.

 

[PatMcDuck]

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'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.

I would get a new roof, we got one 18 months ago. With every big storm, we think about how glad we are to have it. Ours was 18 years old, only roof, so we could put new one right over the old one. We had 2 areas with water stains. And with big storms, we would lose shingles. Our roof is on a 2 story house, and the roof is VERY steep. So even an easy repair would be very difficult for us to do ourselves. And we do almost everything ourself (DH is a union carpenter).

We have a neighbor with a black roof who did repairs for missing shingles and it looks awful, because the new shingles are so obvious and darker.

 

[havaneselover]

I would get a new roof, we got one 18 months ago. With every big storm, we think about how glad we are to have it. Ours was 18 years old, only roof, so we could put new one right over the old one. We had 2 areas with water stains. And with big storms, we would lose shingles. Our roof is on a 2 story house, and the roof is VERY steep. So even an easy repair would be very difficult for us to do ourselves. And we do almost everything ourself (DH is a union carpenter).

We have a neighbor with a black roof who did repairs for missing shingles and it looks awful, because the new shingles are so obvious and darker.

I did. It was finished yesterday. And right now we've got strong thunderstorms moving in and I'm not too worried about the roof but the panicking dog is another story : )

 

[starry_solo]

I did. It was finished yesterday. And right now we've got strong thunderstorms moving in and I'm not too worried about the roof but the panicking dog is another story : )

Just reading this from the beginning. Glad you got a new roof. And wow, labor is really cheap in Virginia. in So Cal, I think it cost us $500 to replace 3-4 files with labor!