Roof - Repair or Replace

[djohn550]

I just think you need to contact a good roofing professional

 

[paulsharvey]

I re-shingles mine 2 years ago. Most places you can add a new layer on top of old; and I redid the marriage line also. It was a 12" roll aluminum; I placed 24" peel and stick each lapping from 18" on one side, and 6" over the peak. Our number one issue was around the plumbing stacks; and the 2nd major place was the two valleys in the front. Total cost was only like $2k in tools and materials. Would have been like $8k+ to hire it out, and that would include redoing the peak, valleys, or replacing a few pieces of soft OSB around the plumbing stacks.

Now, mine is a 1994; and it really did need the shingles replaced. If I was dealing with something less than 20-25 years, I would repair the problem areas.

 

[newbury]

In my experience, roofers are second only to foundation repair companies in how crooked they are. It's almost impossible to find an honest roofer, but in most cases, it takes a decade to realize where they cut corners.
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I have to disagree with this.
I respect Eddies experience but roofers work high.
Roofers work where no one else wants to go. Foundation repair work is "down" below.
Unless you have surrounding higher roofs or aerial surveillance it's almost impossible to monitor roofers. Foundation repair is done under your nose and easy to inspect.
I worked for years as "roofer" labor, a lot of it flat roofs. What pi$$ed me off the most was being put on rooftops to "sweep water" so they could charge for me.
Finding a licensed, insured honest roofer or company requires checking out a lot of past jobs and references.
Good luck.

 

[NHBX]

I sure hope the OP got his roof fixed in a timely manner!

 

[paulsharvey]

Wow, I only saw the recent replies, and didn't realize the original post was 2021...

 

[deserteagle71]

A metal roof could be a good choice between metal and shingle roofs. They last longer, handle lousy weather better, and can save on energy costs.

Replaced my shingles with a metal roof 11 years ago and couldn't be happier. No more chasing/replacing shingles after windstorms. At my age I'll never need to worry about roof problems again!

 

[Oaktree]

Now, mine is a 1994; and it really did need the shingles replaced. If I was dealing with something less than 20-25 years, I would repair the problem areas.

Doesn't Fla. require roofs to be replaced every so many years? Got a high school friend who lives in the Sarasota area, and he had to get his replaced a few years back even though there was nothing wrong with it. 25 years is nothing for a roof here in the northeast, but I'd imagine the strong sun does a number on an asphalt roof down your way.

I respect Eddies experience but roofers work high.
Roofers work where no one else wants to go. Foundation repair work is "down" below.
Unless you have surrounding higher roofs or aerial surveillance it's almost impossible to monitor roofers. Foundation repair is done under your nose and easy to inspect.

Worked as a helper/grunt for a building contractor for a couple summers right out of high school, much of the time assigned to work with the roofer since (1) I wasn't afraid of heights and (2) could drive stick. This was in the late 60s before a lot of the modern conveniences were in use like lifts or pneumatic nail guns. He was good...kept me hustling bringing bundles of shingles up the ladder...finally started huffing 2 bundles at a time just to keep up with him. Was in VERY good shape by the end of the summer!

 

[paulsharvey]

Doesn't Fla. require roofs to be replaced every so many years? Got a high school friend who lives in the Sarasota area, and he had to get his replaced a few years back even though there was nothing wrong with it. 25 years is nothing for a roof here in the northeast, but I'd imagine the strong sun does a number on an asphalt roof down your way.

Worked as a helper/grunt for a building contractor for a couple summers right out of high school, much of the time assigned to work with the roofer since (1) I wasn't afraid of heights and (2) could drive stick. This was in the late 60s before a lot of the modern conveniences were in use like lifts or pneumatic nail guns. He was good...kept me hustling bringing bundles of shingles up the ladder...finally started huffing 2 bundles at a time just to keep up with him. Was in VERY good shape by the end of the summer!

It's not a state thing, it's an insurance thing, at 25 years you need to either replace, or have a licensed roofing inspector or contractor provide a letter to the insurance company saying it has atleast 5 years of life expectancy left.

That is why I replaced it; I knew it needed it; and I had made Repairs prior to that; but in some ways; the insurance company letter gave me a needed kick in the butt to do it. BTW; they still dropped my coverage, and I had to get a new insurance carrier anyways...

If the insurance company had given me more than 3 months to have it complete, I would have considered putting a metal roof on; but that was around $3500 in materials, vs $1800.

 

[jyoutz]

Shingles are far superior in my experience. Practically all metal roofs leak in my experience and there’s no solid way to fix them. Another downside is the rubber on the screws deteriorate and they start leaking.

I have to disagree. I much prefer our steel roof. Never a leak and never any wind blown shingles. If they install the steel roof correctly, a waterproof titanium fabric goes over the whole roof prior to the steel panels. I will never have asphalt shingles again. And you can avoid rubber grommet screws by using the seam lock steel panels.

 

[paulsharvey]

One of the big benefits to a basic metal roof (Rib-12; 3 rib, exposed fastener); your going to put nailers on top if the shingles, typically either a 2x4 or a 1x4 sometimes; which bridges soft roof sheathing, goes Very fast, and allows rigid sheet foam insulation to be added; before the metal is out down. For a basic gable roof, if you have min roof penetrations, no valleys, no dormers, ect; metal is pretty cheap and very fast. It's the special color match flashing, trim, and the screws that really do add up to probably close to another 1/3rd the price. Also custom cuts ir custom bends...

Never dealt with standing seam, or those types, but worked with/on many metal buildings with 26 GA Rib-12 type roof/wall panels. The leaks appear quickly, and are generally from a screw turning sideways, or predrilled the panels and plain missing a screw.

Mom had her low pitch 2in12 redone from asphalt and rock to metal; and had nothing but problems; Because they direct screwed the panels to the 'sheathing'; which is actually 1x6 plank; and something like 1 in 10 or 1 in 20 screws landed between the planks, and backed out over just a couple years. If they had laid down 2x4s across the roof first, that wouldn't have been an issue.