As a roof ages, problems with it are inevitable. Even new roofs are susceptible to the forces of nature, whether they include high winds that send trees crashing down, ice dams or pelting hail.
So having a roof maintenance plan is critical to your home and pocketbook.
Of course, roof repair emergencies are unavoidable, but routine roof maintenance can help stop smaller problems from becoming catastrophic. The experts at HomeAdvisor.com suggest that most roof leaks stem from these common problems:
- Inadequate roof pitch – low-slope or flat roofs are a bad choice in areas with lots of rain
- Missing shingles – even heavy material can lift and blow away
- Ice dams – Snow that melts and refreezes can build up, damming all the water behind it
- Faulty step flashing – common in older roofs
- Faulty pipe flashing – rain and snow can corrode the sealant, allowing moisture into the home
- Valleys – these are the channels that carry rainwater and if they’re damaged, the water won’t flow
“Minor repairs range between $150 and $1,500,” according to Chauncey Crail and Lexie Pelchen at Forbes.com.
Bigger jobs, they go on to say, may cost anywhere from $1,500 and $7,000 and this cost doesn’t include that of any permits you may be required to get. This year I saw a luxury home where the owners never had a roof maintenance plan. When they put it up for sale and the inspector arrived, the bid to fix it was $35k.
If the roof is beyond repair, plan on forking out “… between $5,434 and $11,151,” for a new one according to Meghan Wentland at Bobvilla.com. I got a quote for more a few months ago. Regular shingle was $12,500 and metal – $18,999.
Roof Maintenance = Emergency Prevention
No, you can’t prevent wicked weather, but take certain steps and you’ll prevent ancillary damage.
Roof maintenance is the “single most important factor (after proper installation) for determining the life span and cost of a roof system,” according to the National Roofing Contractors Association (NRCA). William Good, the group’s executive vice president adds, “too often, roofs are ignored until they leak — and often, at that point, they have to be completely replaced.”
Professional roofers offer these roof maintenance tips:
- Inspect your roof twice a year, in fall and spring. Look closely at the shingles to ensure none are buckled, curled, cracked or missing. These need to be replaced immediately.
Then, inspect the area around the chimney, pipes and anything else that is attached to and extends from the roof. Look for looseness or wear.
Finally, when you clean the gutters, look for large amounts of shingle granules that have been blown off or worn away from the shingles. These granules add weight to the shingles and finding large amounts in the gutters is a sign that some of the shingles may need to be replaced. In addition to these roof maintenance ideas, it’s important that you:
- Inspect the ceiling in the attic, looking for signs of moisture intrusion. These include a musty odor, mold and damp insulation.
- Cut back tree branches that extend to within 6 feet of your roof.
- Routinely remove leaves that fall on the roof. These trap moisture and may rot the roofing material beneath them, according to Werner & Sons Roofing in Grand Haven, MI.
Doing an inspection twice each year is sound roof maintenance advice. No matter if you like doing it or not, it’s a lot more fun than writing a check for the cost of a new roof.
If you live in almost any part of Florida, you will quickly understand the need for a good – no, great – roof maintenance plan. Florida has a robust population of trees that shed throughout the year. Make sure you are up on your roof giving it a good review two times each year. And with the rain we get, make it that much more important.
And if you need recommendations for roofers, I’d be happy to share names that service the Delray Beach and surrounding areas. Just let me know.
