guys - this is for my live-in home (not a rental) and I'm trying to evaluate and make a financial calculation if it's worthwhile getting a new roof. It has a slate roof that' s a 100 years old and replacement with shingles will cost 17k and comes with a 10 year warranty. I know shingles roofs often start having issues at the 10-15 year mark. Currently, my slate roof has gone through some repairs and I've spent about 2k in the last 2 years and I think my annual expenses whenever there is a leak will be about $1000 a year. However, this kind of roof has quite a bit of longevity left on it. With a capital expense of 17k, that's opportunity loss of about $1000 a year, What do you think I should do? Also, I've been lucky that the two leaks I've been hit with were relatively slow leaks - do most roof leaks start slow or could be very much the contrary and I may land up being penny wise, pound foolish
If anybody wants to recommend a roofer that'll be cheaper than the quote I've gotten and often works with landlords, I'm all ears - NYC area
@Sam Dal Where is this property located, do you have photos
First determine whether the slate is hard slate of soft slat. A hard slate roof can last anywhere from 75-200 years where a soft slate roof will last 50- 125 years.
As long as the roof is in good shape and still preforming why spend the cash.
As a strategy you could take that same $17,000, invest it, bank the returns and when the roof has seen it's life install for nothing.
I think it's hard slate but can you tell by looking at these pics
Also am I corect in stating most roof leaks start slow and give you time to correct them - I need to assess the risk I"m taking with my home and don't want a bad situation which will make the cost savings here look like a pity
That doesn't seem good if you already know you're going to be getting hit with roof repairs for leaks almost every year. What if there's a leak that starts up that you don't find until much much later because its in an odd place? And then that 1k bill becomes a 5k bill because there's a lot more to the fix than just the roof? Or what about risk of mold.
Normally, I'm all about pushing repair costs off when possible. But this one seems tricky. Just wondering, is the 17k cost of the roof so high because thats what it costs in NY or because the slate removal is so expensive?
Here in Illinois 300/square for tearoff (shingle tearoff) would be a reasonable to high price for typical roof. 17k would come out to 50+ squares. Is your roof that big?
Also, is there any chance that one side of the roof is much worse than the other? And, if so, is it possible to re-shingle one side of the roof and leave the other slate? I'm not sure thats even doable as I've never heard of that. But I've done that on my rentals before. One side is far worse than the other so I do the bad side and leave the good.
@Sam Dal Another option to look at is a metal roof. They're becoming a lot more popular around MA and I have one on the house we moved into last year.
I don't know if they have the lifespan of the hard slate at 200 years, but I think it will outlive me!
@Sam Dal Cant' tell by the pictures if it is hard or soft slate but looking at the pictures the roof looks in pretty bad shape.
After looking at the pics, if it were me, I’d bite the bullet and replace. It’s not in great condition which means you will constantly have leaks, which not only cost money, but also your time and aggravation.
I’d be happier knowing I don’t have to think about it for another 10-20 years. If it’s installed we’ll, you should easily get 15-20 years out of an asphalt shingles roof.
(Though one portion seems like a shallow slope, which might not be great for shingles. Maybe it’s the angle of the pic though)
The only other option would be if you can spend $5K with a good slate contractor and fix the roof enough to get another 10-20 years out of it. Not sure if that’s possible, but worth asking.
I spent 30 years as a claims adjuster. Slate Roofs are great. HOWEVER, if the repairs are not done with the correct fasteners your insurance company may deny any claims you make.
You indicated that the roof was 100 years old. Was that hard and fast or just an approximate? Take the year the roof was installed and subtract it from the current year. Example 2018 - 1915 = 103 years old. Depending on the type of slate the roof is rapidly approaching it's life expectancy. The warranty period is over. It might not last the number of years claimed.
Leaks come in various sizes and velocities. They also run to the lowest point before showing up. Just because the leak is visible in the kitchen does not mean that it is above the kitchen. It can also start out large and cause a lot of damage.
Slate erodes ever so slowly. Every time a roofer or claims adjuster walks on your slate roof they run the risk of causing more damage than the actual leak because of thin spots in the slate.
If this home is more than one story tall your maintenance costs will go up with the cost of your roofer's work comp insurance. Slate shingle can snap under the weight of the roofer and become a sled ride to the ground. Make sure your roofer carries workers comp insurance.
Whenever the roof is worked on have all pipe jacks and chimney flashing checked for maintenance needs. Get it all done in one trip.
Almost no one uses 3 in 1 tab shingles anymore. Everyone is going with architectural shingles and 25 to 35 year "Warranties" The warranty does not apply to wind damage or hail damage.
Make sure your roofer places a salvage tarp where they drop the roof waste. They also need to clean the grounds and sweep for nails with a magnetic roller.
Have you considered a metal roof? In my opinion better than a shingle roof and more distinctive with older homes. Lie you said. This is your home.
@Sam Dal I am a licensed roofer in Illinois. After looking at your pictures, if it was my personal residence, I would replace with owens corning architectural shingles. This will be your cheapest option.
When going with a metal roof, you need to be selective of the type of metal that is being installed.
Cheapest metal will have exposed fasteners. Standing seam metal with hidden fasteners and is one of the best products on the market. (We are installing a 50sq standing seam roof in the next two weeks) A newer option would be asphalt coated metal shingles, which are more expensive.
I would recommend what ever your choice, that your make sure your contractor removes your old shingles, replaces your damaged decking, instals proper ice guard, and synthetic paper.
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