Do I replace a roof that isn't leaking?

Blue Springs, MO · Member since 2016 · 6 posts · 3 votes

Newbie here! I have my first investment property under contract and have a list of items I will be working on upgrading before renting it out. The roof currently has two layers and IS NOT leaking but does show significant age. Would you replace the roof now, or wait it out?

I have a couple of bids and it would cost me $5800 to replace.

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Jim S.

Sterman, MI · Member since 2017 · 378 posts · 306 votes

You might be able to wait a couple more years but..... Why would you wait until the roof leaks and does more damage before you replace it? Do you wait until your tires blow out to replace them???

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Jerry Lucker
Flipper/Rehabber · Seattle, WA · Member since 2015 · 333 posts · 459 votes
6y
@Troy Purvis
I’d probably replace now. Odds are you’ll be sorry if you don’t. Call it a hunch based on much experience:)
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Muhammad Abdullah
Investor · Cleveland, OH · Member since 2012 · 145 posts · 39 votes
6y
@Troy Purvis

Congrats newbie on your first investment property I remember the feeling well, now leave that roof alone and get that property rented and put that money aside for unforeseen matters. You can take some of that money and take yourself out for drinks you deserve it!

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Ralph R.
Investor · Bethel, AK · Member since 2013 · 1k+ posts · 852 votes
6y
@Jim S. A roof isn’t tires. If it just looks old let it go. If it’s soft to walk on it’s been wet under the shingles and needs new underlayment you gotta fix that. You don’t replace it just because. It’s the highest cost maintence item. Besides maybe a good hail storm will tear it up and the insurance will pay part of it. RR
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Ralph R.
Investor · Bethel, AK · Member since 2013 · 1k+ posts · 852 votes
6y
@Troy Purvis done been down that road. Insurance company’s only pay you for the years remaining so if your in year 29 on a 30 year roof you might not get much but it’s better than a sharp stick in your eye! I would wait. RR
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John Teachout
Rental Property Investor · Concord, GA · Member since 2015 · 3k+ posts · 3k+ votes
6y
If you check with 3 different roofers you may get 4 different opinions but for the average layman, assessing the condition of a roof is pretty difficult other than noticing if most of the granules are in your gutters vs being on the shingles. Typically a second layer of shingles is less likely to leak than a single layer roof. They will have to do a tear off at replacement time. Shingle roofs don't last long here in the southeast USA. Maybe 15 years is average. Metal overlay is becoming much more popular. (I wouldn't do that over two layers of shingles though.)
Another factor in roof leakage is the pitch of the roof. A steep roof is much less likely to have water intrusion.
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Marion Lee
Real Estate Investor · Los Angeles, CA · Member since 2013 · 50 posts · 12 votes
6y
You mentioned that you have the property under contract and haven’t purchased it yet. Do the numbers work with you replacing the roof now?
Do you plan to use the BRRRR exit strategy?
If the numbers work with the roof replacement cost now and you plan to BRRRR I would replace it now for 2 reasons.
1. You address it now and you don’t have to worry about it for the next 30 years (again this is assuming the numbers work)
2. Appraisers are slightly unpredictable (I've had to challenge 2 appraisals and won) and a new roof can assist in you receiving the appraised value that you need to BRRRR
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Josue Vargas
Real Estate Agent · San Antonio, TX · Member since 2017 · 814 posts · 466 votes
6y
If is not leaking, don't do it just yet. You realized is due but it can hold some. Good thing is you will not bothering your tenant much, and they will be super happy knowing you are taking care of "their" property. Save some from your income rent, then attack your roof. If you have a tenant, they will likely not notify you of any leakage on time. Better to be proactive. That kind of thing can bite you if you don't take care soon.
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Josue Vargas
Real Estate Agent · San Antonio, TX · Member since 2017 · 814 posts · 466 votes
6y
Originally posted by @Ralph R.:
@Troy Purvis done been down that road. Insurance company’s only pay you for the years remaining so if your in year 29 on a 30 year roof you might not get much but it’s better than a sharp stick in your eye! I would wait. RR

Depends on the state and area. A roof of one of my properties was hit with hail storm, roof was 24 years old, they estimated damages as total replacement. Estimated repair value was $12,995. Insurance company gave me 40% of the cost up-front (in a check) due to age, but if I replace it, they pay the full quote (except the insurance deductible of course). So at the end, it cost me $2500 of deductible, I chose to replace the roof and submit contractor invoice (estimated value $13000, yeah, good roof companies know how to run their business). I was just happy to pay the deductible for a new roof that was about to be done anyways.
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Meir Greenblatt
Rental Property Investor · Houston TX / Tacoma WA. · Member since 2019 · 166 posts · 89 votes
6y
@Troy Purvis
As I heard frome "Meet Kevin" on YouTube.
Wait a few years until it starts leaking, then fix the leak, then when it's needed only then replace a roof, especially on a RENTAL property since the ROI of a new roof is Low, and putting the money to work somewhere else in place where it will create more income.
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JD MartinBusiness Member
Moderator
Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 16k+ votes
6y
Bottom line is you need to have a well-informed opinion as to the remaining life of the roof. That typically doesn't mean a roofer, who is looking to get business. That's like asking the dealership if you should change your oil every 3k miles or follow the manual at 7k miles. A good home inspector or appraiser can give you a pretty reasonable estimate on the remaining life of the existing roof. If the roof has at least 3 years of life left, I would leave it alone for now. Let the property buy the roof. If you are under 3 years of life, you're going to have to make a judgement call, but that's probably worthwhile making the change.
You can be proactive without being reactive. Let things serve their full intended life. It's easier on the environment and easier on your wallet. You wouldn't change your engine just because it has 150k miles on it - now if it was leaking and burning oil everywhere and you could hear a rod knocking, yes you'd probably change the engine. Other parts in a house are no different. Some things you have to give a little extra attention - a water heater on a finished floor in a house, for example - and other things you deal with when they need to be dealt with. An asphalt shingle roof doesn't just go bad all at once. You can look for telltale signs of end of life - heavy curling on the tab edges and no granules left on the shingles are two. But the two things I look for the most are an abundance of snapped/snapping tabs and obvious popping of nails or other tears in the shingle. I also feel & look for soft spots & low spots in the roof, which is not general flex but obvious places where the underlying sheathing is either soft/rotting or improperly supported (possible broken rafter). Keep in mind that it's easier to see this stuff on a typical 3-tab shingle than on an architectural shingle.
A roof that just has a few torn tabs but is otherwise not super brittle and functioning properly? You get a couple of replacement shingles, carefully pop the shingles at the tar strip, pull the old ones off and replace. Somewhat hardcore, but I extended the life of my own (personal residence) roof by 10 years before I replaced it by just replacing tabs as needed. I wouldn't do this on a rental, because you can't see what's going on all the time nor trust tenants to tell you, but it's just as an example.
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Michael Noto
Real Estate Agent · Southington, CT · Member since 2008 · 5k+ posts · 3k+ votes
6y
@Troy Purvis If you have the money in reserves use that as a safety net in case it absolutely needs to be replaced. Outside of that try and see if you can get enough life out of it for the property cash flow to contribute to paying for at least some of the repair. If this were a BRRRR or flip I'd advise differently.
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Victor S.
WorldWide · Member since 2016 · 1k+ posts · 1k+ votes
6y
since you haven't closed yet, i'd ask them if they're willing to call the insurance and see if they'll replace the roof. you could reimburse their deductible if it makes sense.
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Mark F.
Rental Property Investor · Northern NJ · Member since 2019 · 672 posts · 677 votes
6y
@JD Martin Thanks for that post. I'm in the exact same scenario. Roof is 21 years old and the end of its service life. Property inspector noted some small issues and I pulled a permit from 98 saying the roof was replaced. I have to go up there to put on a chimney cap and going to look at what you said while I'm up there.
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Jacob Sampson
Investor · Topeka, KS · Member since 2015 · 1k+ posts · 1k+ votes
6y
@Jim S. makes a fair point you definitely don't want to wait until a bunch of damage is done before you replace but it isn't an all or nothing thing. It's not like one leak creates a ton more damage. More often than not you get a leak it adds a couple hundred dollars worth of sheetrock and paint work and you then repair/replace the roof but if you have delayed that maintenance for several years you are way ahead of the game.

In my opinion, you immediately handle any maintenance that makes the place unsafe or uncomfortable to live in as well as any maintenance that will cause more damage the longer it goes. For example gutter problems. The longer you let those go the more they will rot out the wood around it or leak into a basement which costs more. So you just fix that problem. BUT, if the rot has already happened and the maximum damage has already happened then it is no longer causing more damage so if you delay 1 to 12 months it is no big deal you have already accumulated the maximum expense, so delay if you need/want to.

There are so many ways to evaluate this stuff and most options can be considered the correct move. You will learn what works best for your empire over time.

Originally posted by @Jim S.:
You might be able to wait a couple more years but..... Why would you wait until the roof leaks and does more damage before you replace it? Do you wait until your tires blow out to replace them???

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Troy Purvis
OP
Blue Springs, MO · Member since 2016 · 6 posts · 3 votes
6y
Originally posted by @Domenic Santarelli:
@Troy Purvis
How old is the roof?

Domenic- the previous owner didn't know and she owned the house since 2003.
I have talked with my insurance agent and if there is a problem & because of the age, insurance will only pay for half of the roof. I'm okay with that if I can get half of it paid.
I appreciate all of the advice from everyone!

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Ralph R.
Investor · Bethel, AK · Member since 2013 · 1k+ posts · 852 votes
6y
@Josue Vargas. That’s good insurance. I replaced my roof and they paid 3k of an 11k bill. RR
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Edward Ng
Rental Property Investor · New York, NY · Member since 2020 · 17 posts · 5 votes
6y
FYI, old roof with no leak, flash cement can take care of wears, minor cracks, and so on with mesh. Extend the life of it by apply aluminum paint ($100 or so per 5 gallons) on the roof as it then reflects the radiant heat from the sun and keeps the roof from becoming too hot especially in the Summer.
May not apply if the home is out of state or can’t get someone to do just that.
Works very well for us for years
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Michele Z.
New to Real Estate · Augusta, GA · Member since 2019 · 96 posts · 34 votes
6y
Originally posted by @Meir Greenblatt:
@Troy Purvis
As I heard frome "Meet Kevin" on YouTube.
Wait a few years until it starts leaking, then fix the leak, then when it's needed only then replace a roof, especially on a RENTAL property since the ROI of a new roof is Low, and putting the money to work somewhere else in place where it will create more income.

Pretty sure Meet Kevin is in SoCal where you only really have one rainy season a year, plus they've been in a drought for much of the last decade. I'd consider that before applying that advice to other parts of the country.

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Jason Routenberg
Rental Property Investor · Grants Pass, OR · Member since 2019 · 7 posts · 1 vote
6y
So, unless the shingles are damaged or missing, I wouldn't replace it. The shingles just protect the underlayment from damage as the underlayment protects the roof from water leaking into the attic/home.
Make sure there aren't shingles missing, curled up on the edges, and also missing grit. If you have an accessible attic, inspect the plywood underneath to see if there are any visual current water damage from the underlayment possibly leaking.
It's hard to tell without looking if a roof can still be good for another 2 years or 5. 2 layers is pretty thick and depending on the slope of the roof, can go for a third layer if on a budget. Most of the time, 2 layers will be the max and if the shingles look bad to where there is damage or looks worn, then replace it. Better to start fresh and new and having it last 20 to 30 more years instead of 2 or 3 and to find out your tenants belongings are getting water damaged.
A leaking rook can cause your insulation to get saturated in the attic, damage the plywood on your roof and damage your ceiling to where the drywall needs to replaced. This will create more expenses if not replaced when it needs to. You will then have to replace the roof, the damaged plywood, replace the saturated insulation, replace the drywall, and get it painted after applying joint tape, joint compound, and do some sanding. The work is too great when you can prevent it.
In your own opinion, would you wait untill it leaks and cause more damage or do you want to get a new start on the roof. You cant tell unless you know the signs of the roof being on its last year or 5 years.
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John Pierce
Rental Property Investor · Richmond, VA · Member since 2014 · 100 posts · 50 votes
6y
@Troy Purvis if your shingles are in poor condition, your roof may be leaking without you knowing. Small leaks may damage your roof decking without water making it in the house.
My philosophy has always been to never defer maintenance. Take care of issues like this when it is convenient to you. If you wait until it is leaking, it may not be a good time for you. Maybe you will be out of town. Maybe it will be after a big storm and roofers will be backlogged.
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