To Reroof Or To Repair: That Is The Question!

To Reroof Or To Repair: That Is The Question!

Sizing Up the SituationPar t 1

To Reroof Or To Repair: That Is The Question!

Sizing Up the Situation

Chances are if you ask a roofing contractor what to do about your leaky roof, you will be told that replacing the roof will fix the problem. While that is undoubtedly true, such an approach can be akin to getting rid of an infestation of rats by burning the house down: no more house, no more rats.

Common sense dictates that there’s no need to take such drastic measures – at least, not all of the time. Replacing the entire roof will give a contractor the highest return on a job and, therefore, it is in the contractor’s best interests to convince you that a roof replacement is your best option. However, as a homeowner, you should insist that you also be given options for repair, if repairs are at all possible.

Keep in mind that, during the busiest times of the year, roofing contractors are so busy that you can experience up to a two-month wait time between scheduling a roof job and actually getting the roofers to start work. Rather than waste all that time waiting for repairs, only to end up with ineffectual patch job, it may be time to seriously consider a full roof replacement.

To Reroof Or To Repair: That Is The Question!

Sizing Up the Situation

The Importance of the Visual Examination

It can’t be stressed enough how important even a once-a-year visual inspection of your roof is in detecting problems early, before they develop into bigger ones. Many experts recommend inspecting your roof twice a year, once in the spring, and another in the fall, in addition to after every major storm or similar weather event. It is not necessary to use a ladder to climb up and visually inspect your roof, in fact, if you don’t have experience going up on roofs, this can pose a significant danger to you.

A pair of binoculars is more than sufficient to help you assess the extent of damage to your roof. Aside from determining whether or not roof damage is widespread enough to require replacing the entire roof, or if a patch job is all you need, just such a visual inspection can help you determine whether or not extenuating factors, such as rotting eaves or mold, are present.

To Reroof Or To Repair: That Is The Question!

Material and Structural Considerations

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signs like sagging in the roof structure, or extensive rotting of the eaves, are indicative that the structures that

support the roof itself can no longer be relied on to bear the weight of the roof

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To Reroof Or To Repair: That Is The Question!

Material and Structural Considerations

While a visual inspection of your roof is important in determining the extent of the damage, and thus whether or not the roof requires replacing or if a repair will be sufficient to address the situation, there are specific overriding factors that can indicate that the situation, even if seemingly limited to a particular area, is serious enough to warrant replacing the entire roof.

One such factor is evidence of damage to the underlying structure of the roof. While the damage to the roof surface, i.e., the shingles or tiles and such, might be limited to a small area, signs like sagging in the roof structure, or extensive rotting of the eaves, are indicative that the structures that support the roof itself can no longer be relied on to bear the weight of the roof. In such a case, a simple repair simply will not do; the support structures must be replaced.

The age of the roof should also be considered. While the extent of damage to a particular roof might indicate that the situation can be fixed by repairing, if the roof is within 5 years of the end of its expected life span then it may be more practical to begin the replacement of the roof. The exception would be unless the problem is so minor that the homeowner is willing to put up with it for a couple more years; especially if there have been no previous problems with the roof. If, however, the homeowner has already had to fix the roof before, then it should be taken into consideration that even minor roof problems are likely signs that the roof is already on its last legs, and that replacing the entire roof now is likely to head off a cascading failure in the near future.

To Reroof Or To Repair: That Is The Question!

Material and Structural Considerations

The material that the roof is made of is also a consideration. With slate or tile roofs under 70 years old, it is rare that replacing the entire roof will ever be more practical than even an extensive roof repair. Metal roofs require little or no repairs at all under normal conditions; having to repair repeatedly a metal roof is a good sign that the roof is nearing the end of its serviceable life, and should be replaced.

Wooden roofs’ need for regular maintenance presents a particular complication: if the situation with a wooden roof has deteriorated beyond regular repair to the need to replace the roof entirely, then careful consideration should be given to replacing the roof with one of a different material. Having to constantly fix a wooden roof in addition to the required maintenance is a clear indicator that wood is a less than ideal material for the place and climate in which your house was built.

To Reroof Or To Repair: That Is The Question!

Considerations ofCost and Value

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To Reroof Or To Repair: That Is The Question!

Considerations of Cost and Value

It is glaringly obvious that roof problems will virtually guarantee that a house will not sell; no one wants to buy a house with a broken roof, or have to shell out more money after making a major purchase. But it does not hold true that going out of your way to fix up the roof will guarantee the sale, either

A quick look at Remodeling’s 2015 cost vs. value report, the numbers to date show that returns on roof replacement range from roughly 71% on low-to-midrange projects, to just under 63% on more upscale projects. Factoring in the average costs for such projects, this results in a net loss of between roughly USD 5,500.00 to just under USD 14,000.00. When, then, is it worth it, financially, to replace the roof on your home?

One thing to watch out for is if a contractor tells you that, for whatever reason, after repairing it, they will only be able to guarantee the roof for another year or two. With the requirements for workmanship warranties, this is a clear indication that the repair job amounts to little more than sticking your fingers in the dike. In such a situation, a roof replacement is clearly in order; money spent on any patch jobs will not reduce the eventual, necessary expense involved when it comes time finally to replace the roof.

To Reroof Or To Repair: That Is The Question!

Considerations of Cost and Value

Under normal conditions, a roof at less than half its expected lifetime should not require repairs so extensive as to necessitate replacing the entire roof. Naturally, abnormal conditions, such as extreme weather, will adversely affect your roof’s serviceable lifetime, but outside of such considerations, having to replace your roof again so soon is indicative of other problems. It may be that the roof is defective, or was improperly installed, or that the material chosen for the roof is unsuited to the climate in which your home is located.

It should be noted that not everyone has the funds available to replace an entire roof at the drop of a hat. As a general rule of thumb, if the problem is minor, but the roof is over 15 years old, then it’s more economical to repair the roof now while saving up for a replacement. In cases where there is damage that is more extensive, or a need for more frequent repairs, with just such a roof, then it is invariably better to work just on replacing the roof already.

To Reroof Or To Repair: That Is The Question!

MCKINNIS ROOFING & SHEET METAL, INC.164 S 1st St PO Box 37, Blair, NE 68008

877-734-8832www.McKinnisRoofing.com