How can a home owner recognize when a roof system
has problems?
All too often, roof system problems are discovered
after leaking or other serious damage occurs. Periodic (twice-a-year)
inspections often can uncover cracked, warped or missing shingles; loose seams
and deteriorated flashings; excessive surface granules accumulating in the
gutters or downspouts; and other visible signs of roof system problems. Indoors,
look for cracked paint, discolored plasterboard and peeling wallpaper as signs
of damaged roof areas.
What are my options if I decide to
reroof?
You have two basic options: You can choose a complete
replacement of the roof system, involving a tear-off of your existing roof
system, or re-cover the existing roof system, involving only the installation of
a new roof system. If you've already had one re-cover installed on your original
roof system, check with a professional roofing contractor. In many instances,
building code requirements allow no more than one roof system re-cover before a
complete replacement is necessary.
My roof leaks. Do I
need to have it replaced completely?
Not necessarily. Leaks can
result from flashings that have come loose or a section of the roof system being
damaged. A complete roof system failure, however, generally is irreversible and
a result of improper installation or choice of materials or the roof system
installation is inappropriate for the home or building.
Can I do the work myself?
Most work should
not be done yourself. Professional roofing contractors are trained to safely and
efficiently repair or replace roof systems. You can damage your roof system by
using improper roofing techniques and severely injure yourself by falling off or
through the roof.
Maintenance performed by home and building owners
should be confined to inspecting roof systems during the fall and spring to
check for cracked or curling shingles and cleaning gutters filled with dead
leaves and other debris. If you must inspect your roof system yourself, use a
firmly braced or tied-off ladder equipped with rubber safety feet. Wear
rubber-soled shoes and stay on the ladder (and off the roof system), if
possible.
How long can I expect my roof system to last?
Most new roof systems are designed to provide useful service for
about 20 years. Some roof system types, such as slate, clay tile and certain
metal (e.g., copper) systems, can last longer.
Actual roof system life span is determined by a
number of factors, including local climatic and environmental conditions, proper
building and roof system design, material quality and suitability, proper
application and adequate roof maintenance.
Roofing product manufacturers offer a variety of
warranties on their products. Take a close look at those warranties to see what
responsibilities and financial obligations manufacturers will assume if their
products fail to reach their expected lives.
What will a new roof system cost?
The price of a new roof system varies widely, depending on such
things as the materials selected, contractor doing the work, home or building,
location of the home or building, local labor rates and time of year. To get a
good idea of price for your roof system, get three or four proposals from
reputable contractors in your area. Keep in mind that price is only one factor,
and it must be balanced with the quality of the materials and workmanship.
For each roofing material, there are different grades
and corresponding prices. There also are a variety of styles and shapes. You
need to look at the full product range and make a choice based on your budget
and needs.
Within the roofing profession, there are different
levels of expertise and craftsmanship. Insist on a contractor who is committed
to quality work.
I have a few leaks. Do you think I need a new
roof?
Not necessarily. Roofs leak for many reasons besides shingle
failure. Hire a professional to fix the leaks and give you an analysis of the
overall condition of your roof.
Do I have to tear off the old roof before putting on a new one?
That depends on how many
layers of roofing are already on the house. In general, it's a bad idea to have
more than two, although some types of light-weight metal roofing can cover just
about anything.
Roofing Tips
A good roof is one that you don't have to think about
or repair often.
It's one of those remodeling efforts that
probably won't net much return. A buyer just expects that the roof won't leak.
So be prepared to shell out no less than $2,000, even if you have a small house.
And if you have a large home and exacting roofing standards, the bill can be
many times that.
Actually, a leak is not necessarily evidence
that you need a roof. They can be caused by a variety of things, including ice
dams in a badly insulated attic. Roofs also leak around chimneys and vent pipes
long before the shingles start to fail. But if you have bare patches on the
shingles, granules in gutters, and curling, lifting or missing shingles, it's
definitely time to find a good roofer who can spell out the options for you and
help you decide.
Residential metal roofing is quickly becoming the
popular choice for expensive homes. Although it is costly to install initially,
it looks beautiful and has a 50-year average warranty.
Metal
roofs can be designed to look like other types of roofs. For instance, from the
ground you can't tell a simulated cedar-shake metal roof from a real cedar one.
If you prefer an elegant tile look, choose a steel roof that uses special paint
processes. Real earth tone granules are placed on the final paint coat, which is
then covered with a super-durable clear coat.
Metal roofs
have safety advantages as well - they don't burn - and your insurance company
may offer a discount for having one. Beyond that, a metal roof reduces attic
heat gain in the summer and in warm climates by 34 percent, according to the
Solar Energy Center. That translates into big savings in air-conditioning costs.
Lightweight steel roofs often can be installed over your old
shingles without an expensive tear-off . No additional supports are needed.
Because metal comes in big sheets, experienced installers can get the job done
quickly.
Another metal option is copper. Copper is very
expensive, but its lovely green patina is very appealing. Like other metal, it
cools fast after the sun goes down and cuts down on air-conditioning
costs.
Roofing Options
The majority of residential roofs in the United
States are covered by asphalt shingles. They come in two types - organic base
and fiberglass. Organic base means that the shingles are made of a cellulose mat
saturated with asphalt and covered with mineral granules. Fiberglass shingles
have a mat of woven glass fiber saturated with asphalt and covered with mineral
granules.
Organic-base shingles have a Class C (the lowest)
fire rating, while fiberglass shingles have a Class A (the highest)
rating.
Organic shingles are more flexible in cold weather
than fiberglass ones. Some roofers don't like to install fiberglass because they
say their stiffness causes them to crack. Manufacturers reply that fiberglass
shingles, when installed properly, will last a long time.
The
two most common types of asphalt shingle are three-tab, also called a strip
shingle, and architectural, also called a laminate shingle.
A
three-tab shingle is a rectangular mat with two slots cut in its front edge. The
slots provide stress relief as the shingle expands and contracts with the
weather. An architectural shingle has a heavy base mat and another mat or
sections of mat applied on top of it. Many people like the appearance of
architectural shingles. They also are sturdier, but more
expensive.
In parts of the country where there's a lot of
wind, roofers may prefer a T-lock or T-shaped shingle that is wind-resistant.
Roofs with a shallow pitch are often covered with a continuous sheet of asphalt
called roll roofing.
Your roofer will probably ask you
whether you want a 20-, 25- or 30-year roof. This often refers to the length of
the manufacturer's warranty rather than the quality of the roofing material.
Roofs last about 20 years. After that it is often hard to make a warranty claim
stick.
Roofing Estimates
Roofing estimates can vary greatly because the
proposed job can vary. It is accepted practice to cover one layer of asphalt
roofing with another. The roof structure can generally support the weight and
the new roof can be secured without serious risk. The only time this might not
be true is if the old roof was in such terrible condition that big pieces of
shingles were missing and/or the plywood beneath it is rotting. In that case,
even if there is only one layer of roofing, it should be
removed.
If there are already two layers of roofing, then the
roofer will undoubtedly suggest a "tear-off." That means, he'll take the roof
down to at least its plywood layer. He may even pull that off and replace it as
well, if it appears to be rotting. Then he will nail on a fresh layer of
shingles.
This extra labor and material makes the roofing
job far more expensive, but is the right thing to do if you have more than one
roofing layer. The extra weight of a third roof can put too much strain on the
structure and cause a collapse.
Not long ago, cedar shingles came directly from the
tree. Although they look great on a house, their longevity was questionable.
Today's wood shingles and shakes are more reliable. Composite wood shingles will
last nearly as long as asphalt, and Southern yellow pine shakes are pressure
treated to resist rot and decay. Manufacturers say they will last for 30 years.
To get maximum durability out of a cedar roof, roofing
contractors recommend you clean it with a pressure washer once or twice a year
to remove moisture-holding debris and apply preservatives to help it resist sun
and weather.
Tile
Clay tile is among the oldest and most durable of
roofing materials. Its weather-resistant, fireproof and insect-proof qualities
come from being made out of kiln-fired clay. Most people think these tiles are
limited to the barrel-shaped type common in the West, but clay tiles can be
flat, and they may have a glossy surface. They are also available in blue and
green, as well as the more familiar reddish
brown.
Cementitious roof tiles are a first cousin to tile and
they offer the traditional look as well as the longevity of manufactured
materials. These products are made from cement or concrete. They are available
in red, black, white, green and gray, and they can be molded to look like
barrel-shaped tiles or slate.
Cementitious roofing is very
durable. Because they use a masonry material, cementitious roofs resist
weathering, insects and fire. Their nearly impenetrable surface also resists the
formation of fungus, and by dint of weight, they resist wind
uplift.
Properly installed slate has timeless durability. And
it doesn't require much maintenance, although a cracked tile or two in an old
slate roof might have to be repaired or replaced.
New slate
roofing comes in gray, purple, green and red. It is available in two types:
premium clear pieces and ribbon slate. Ribbon slate is not as durable as the
premium clear product. It is distinguished by the ribbons of light color that
run across its surface. The ribbons are high-carbon-content areas. They are an
impurity in the slate and are weaker than the dark areas.
If
you are going to spend enough money to put on a slate roof, spend a little more
and get the
best.
