Should I replace the roof?

Question

I had my roof inspected after some recent storms in the area and the roofer told me he strongly recommends I replace the roof within the next year. Although no leaks were spotted, he said that because my roof is at least 15 years old (not sure of the exact age), the asphalt shingles are rough (petrifying) and suffering heavy granular loss. He said that one more hail storm with quarter-sized hail or larger could possibly destroy any remaining granules and leaks could sprout.

The property is in Northwest Arkansas so we get very hot summers, very cold winters, and semi-frequent tornados and hail storms, so roofs usually don't last longer than 15 years around here (according to the roofer). I have catastrophic insurance ($10k deductible) so although I might be able to file a claim, it likely wouldn't be worth dealing with the insurance company.

Any thoughts on whether I should replace it this year or wait until problems occur?

Nathan Gesner · Answer

Unless you know for sure this is a trusted roofer, I would pay for a second roofer to look at it and confirm the need for replacement. It is very, very common for roofers to recommend replacement when it's unnecessary.

Carini Rochester · Answer

Based on your words: 'petrified, rough, heavy granular loss, roofs around here don't usually last more that 15 years.' This is a description of a roof that ought to be replaced. Otherwise your description could be more like, 'shingles blew off, there's water dripping in, drywall ceilings have to be replaced, delaminating plywood sheathing needs to be replaced, wet insulation has to be removed and replaced.' How much extra will that cost?

Jerry V. · Answer

Nathan,  Are you saying Roofers lie or are un-trustworthy!?!?  NOOoooooo!!!!  You must be delirious! LMAO

(from a Roofer!) Aaron, it obviously comes down too... what you NEED to do now (or later).  Repairs are usually a few hundred dollars.  And since most people wait for a decent hail storm (sometimes wind) before replacing a roof (so the ins co helps with paying for it), You don't seem to have that option! (too high of a deductible).  So as you said, even if they approved it, they take away $10K from it all.  BUT, if the roof area is large enough, then ... they may allow $20K+ for it, they take out the $10K, and your still getting $10K towards the roof!  (IF they approve to replace it, due to past hail/wind storms)   But as Nathan said, be sure to get 2-3 opinions, from Roofers in your area that have LONGEVITY and are known to be Honest about pricing and evaluation (yes, there are still a few of us like that around!)

Good luck on it!   (w/ J's Roofing  Richardson, TX)

Cameron Moore · Answer

I would be surprised if your current insurance company has full coverage on the roof. 15 year+ roofs are typically problematic to insurance companies. They’ll usually switch to ACV (actual cash value) rather than Replacement cost. Basically, you would come out of pocket quite a bit more than your deductible. If that’s not the case, I would look at getting a new roof soon either way. Your premiums will actually go WAY down with a new roof.

Owen Dashner · Answer

Just curious, why did you get such a high deductible instead of getting a lower deductible policy and waiting for a hailstorm before replacing?

Marcus Auerbach · Answer

You should always have a capex schedule that lays out major upcoming expenses. Most components like a roof have a predictable life span. But 15 years would be unacceptable to me; we use heavier shingles that cost just a little more, but will actually last over 25 years (30y on steeper roofs) here in our Wisconsin climate. Proper attic ventilation is also key, if your attic gets hot in the summer you are baking the shingles and that really cuts into their life span. I wonder if you can make a financial case for a steel roof in your climate? Or is the property not worth it? How will a 100 year roof reflect market value?

Nathan Grabau · Answer

Another roofing contractor here, if you can get insurance to cover it do it. Otherwise do not. We do work on roofs that are 50 years old and have a typical lifespan of 20 years. Anyone who is quoting you typical lifespan is just trying to lead gen. A roof having minor leaks is not like a furnace failing in the middle of winter. It is very easy to bubble gum a failing roof until it can be replaced.

Age of a working product should never be used as a factor for replacing it and roofs will keep working for a long time after granular loss has began. This is someone coming from Colorado too, with 300+ days of sunshine at high altitude and very cold winters and wet springs.

In my mind you only replace a roof on a house or non sensitive commercial setting(ei not a server farm) when you have leaks that cannot be fixed, or you have a insurance event like a hail storm.

Aaron Lancaster · Answer

Thank you all for your responses. After reading each one and thinking through this a bit more, I've decided that due to the age of the roof, I'm going to go ahead and get it replaced. If I don't replace it now, it'll have to be done soon anyway. I might as well take this opportunity to file a claim and see if I can save a little bit of $ on a new roof even though I'll have to pay $10k out of pocket. Then I shouldn't (hopefully) have to think about it for another 15 years or so. I'm also planning to reduce my deductible to $5k once I get the new roof on. $10k always felt a bit high even though I always keep at least this amount in reserves.

If the insurance company declines to help pay due to the age of the roof, I may just set some money aside specifically for the roof and then replace it later this year or early next.

Billy Daniel · Answer

It's already been said, but get another opinion or two and make your decision.  My opinion is to replace it if it is showing signs of deterioration.

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