A: 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.
A: 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.
A: 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. The roof system installation may also be inappropriate for the home or building.
A: 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.
A: 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 lifespan 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.
A: The price of a new roof system varies widely, depending on the materials selected, the contractor doing the work, the home or building, the location of the home or building, the local labor rates and the time of year. To get a good idea of the 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.
The average roof is between 2500 and 3000 square feet. Keep in mind this is not the same as the square footage of living space or under roof. The roof will include overhangs and the pitch of the roof as well as a waste factor depending on the shape of the roof. Roofing is usually referred to in "squares" which is equal to 100 square feet. For example 2500 square feet is 25 squares. Roofing materials are usually purchased by the square.
Here are some average prices as of 2020 for a 25 square roof:
- Shingle roof $9,000.00- $11,000.00
- 5-V Metal roof $15,000.00- $20,000.00
- Standing seam metal roof $17,000.00- $23,000.00
- Tile roof $20,000.00- $25,000.00
Prices for flat roofing can vary based on size and circumstances.
A: When considering your roofing options, the following formula may help:
Annual Roofing Cost = Total Cost (Materials & Labor) / Life Expectancy of Roof System (in years)