Fix leak, or get whole new roof?

Question

I have an 1800 sq/ft split level with an older roof (a few years left on it, according to my inspector). The roof has a leak where one part of the roof meets the body of the house. It only leaks when there is a torrential downpour and very windy. I got an estimate to have the leak fixed for $1,100.00 and an estimate for $7,500.00 for a new roof.

I'm looking to sell the house ASAP as a flip. What would you guys do? Fix the leak, or whole new roof?

Paul B. · Answer

Without knowing all of the details, I'd say replace the roof. I still remember this one house I renovated where I had the same decision to make as you: fix or replace. I went for the "money-saving" route and fixed it. Sure, it didn't leak, but it sure was ugly. Those new shingles just stood out like a sore thumb against the remainder of the roof.

To this day, I still think about how much nicer that house would have been -- how its curb appeal would have been enhanced 100% -- had I done it right the first time.

People pull up, they notice that new roof, and they know it's one less (expensive) thing that they're going to have to worry about. It reflects well on the entire house and the job you've done renovating it. If you do the roof half-baked, buyers will wonder where else did you cut corners -- and today, buyers have options, lots and lots of options.

I know you know all this...just relaying my personal experience with this exact question.

Account Closed · Answer

if the boards are soft, you should fix it...layering shingles won't fix that....and like j said, that's a bonus when going to sell

J Scott · Answer

A couple things:

- First, how old is the current roof?  This should give you an idea of how many years are left (best case).

- Second, $7500 for a roof replacement for an 1800 sf split-level seems crazy (though you don't say where you live).  How many squares is the roof and how much is the roofer charging per square?  Typically, I pay about $160/square for tear-off, replacement and disposal for a single layer of shingles...for this size house, I can't imagine it's more than 25-30 squares.  Where I live, I wouldn't pay more than about $4000-4500 for this job.

- Expect that the buyer's inspector is going to note that the roof is near end-of-life (if it's true), and that if the buyer is FHA, you may be required to replace it.

- In general, my rule of thumb is that if the roof has less than about 5-7 years of life left, I'll replace it, as it's a great selling feature, and oftentimes the buyer will ask for it (or for a credit) when it's noted on an inspection.

Just Don · Answer

I would specify a good quality shingle also,,,like an Owens Corning 35 year textured shingle,,,hides a multitude of sins if things arent quite square and level.

Just cause the shingles are 'cheap' isnt the quality to look for.

You probably have a leak because of improper flashing and counterflashing.  There are quite a few shortcut rip off artists,,make sure its not one of those.  Saw one crew nail toe holds right thru new shingles,pull them off when done and didnt patch holes even.  wont leak till it rains,,or 5 years down road.

Steve Babiak · Answer

Mark,

PM me for some info.

Mark Beekman · Answer

Hey, Steve. You're in PA, right? Can you recommend any good roofers? I'm in Phoenixville.

J Scott · Answer

If you really need to redeck 50% of the roof and fix a cracked rafter, $7500 is probably reasonable (though it still depends on the exact size of the roof).

That said, just because the roofer says lots of new decking is needed, make sure to verify -- most roofers charge about $40 per sheet of plywood, which makes this a higher profit margin than the rest of the work they do.

Mark Beekman · Answer

Thanks for the help, guys.

I just dug up the inspection report and here's what my inspector said about the roof:

"These particular roof shingles have an average life of 18 to 20 years. The approximate age of this roof is estimated to be 12 to 14 years. The roof shingles appear in serviceable condition for their age."

He never mentioned anything about the saggy boards underneath.

Steve Babiak · Answer

Mark,

Don't get upset because some contractors are rip-offs.  I actually had HVAC quoted by a few places, and then I come across this ad where they say they will be less than the competition.  OK, I give them a shot at bidding.  The guy wrote it up for more than double what my highest bid to date had been - and he still was insisiting that he was going to be cheaper!  I told him to hand me the paper (I think i might still have it) and to forget it.

Dave Charron · Answer

what about a layover?   If theres only one layer on there you could put a new layer over the top.  Ive done it many times.

Fix leak, or get whole new roof?

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