Most of us never give the roof a second thought. Once inside our cozy homes it is easy to forget what is really keeping us warm and dry. There are lots of different roof styles and materials out there depending on climate, style, cost and roof pitch. All of these elements factor into what is over our heads.

The Once a Year Look Up Check Up

What are the signs that a roof needs attention?Major snow storm or wind damage leaves little doubt. But what constitutes normal wear and tear? You should have a professional roofer come over once a year for an inspection. This should uncover potential long term problems before they are a problem. Deteriorating flashing is the most common cause of leaks. Flashing is the metal that seals around the chimney, dormers and vent pipes. Rusty and broken seals let the rain right in. If you see dark stains in the attic or possibly ceiling and wallpaper discoloration can point to flashing that needs to be repaired. Depending on the type of shingles used, you want the roofer to check for cracked, curled and discolored shingles and tiles. Rusted nails, missing shingles, warped wood and uneven roof lineswill factor into this inspection too. Help your roof by cleaning the gutters regularly to prevent ice dams.Always contact a professional roofer at the first sign of any leaks. Leaks left unchecked can lead to extremely costly damage and major structural repairs.

When roofing material what to choose?

Roofing materials vary around the country. You seem to find more tile roofs in the west and slate roofs in the east. Probably due to the climate and preferred architectural styles. Altogether asphalt shingles is the most popular choice. Asphalt shingles can be reinforced with organic felt or fiberglass. In general, fiberglass shingles resist fire better than organic shingles. Asphalt is available in a variety of textures and colors. It stands up well to wind, rain and snow. It is the material of choice for complex roof lines. This inexpensive and versatile material has a life span of up to 25 years.

Non-asphalt roofing materials are also available to home owners. Slate is renowned for it durability and has been used for hundreds of years. You will, however, want to consider that slate can shatter when hit by objects like a golf ball or tree limb. So if you must have a slate roof definitely have a professional slate roof installer check it every year. A well maintained slate roof can last 50 years and more.

Kiln dried clay tiles come in an assortment of colors, finishes and shapes. You may need additional framing support due to the weight of the tiles. Like slate they can shatter and are prone to discoloration over time. Although repairs can be pricey, a well maintained tile roof can last 40 years or more.

Cedar shakes and shinglesare found on approximately 10% of American homes. Shakes are often hand hewn and are thicker and last longer than shingles. Shingles are less expensive than shakes because they are machine made and thinner. All wood roofing should be treated with fire retardant. Because exposure to the elements eventually wears away some experts recommend treating your roof annually. A wood shingle roof should last 15-20 years. You can extend the life of a wood roof by providing proper attic ventilation.

To Tear Off or Lay Over - That is the Question

Depending on the condition of the roof and how many layers already exist on a roof you will have to decide whether to tear a roof off or lay the new one over the existing one. A lay over will be less expensive because a tear off requires you to dispose of the old roof. Check with your roofer and the town you live in before proceeding. Some building codes limit the number of layers. Also, you may be required to apply for a permit for certain roof repairs.

Finally….

Get at least 3 estimates and then compare the prices on the work proposed not just the price quoted. Ask for an estimate based on at least 2 roofing material choices - one for a least expensive materials and one for the expensive stuff. Ask to see full size samples along with the manufacturer’s brochures and warranties. Ask the roofer to provide you addresses of homes they have done work on so you can drive by and check out the quality of their work.

There you have it - so the next time you arrive home take a look up and check out your roof.

(c) Shannon Aldrich, Keller Williams Coastal Realty

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