In many instances a roof or its components can be repaired. Holes, failing flashing around chimneys, gutter problems, and bad pipe vent boots are often the cause of a leak. And they can all usually be repaired.
Every roof has a "life." The life of your roof is "how long it should last under normal conditions." If you have an older roof, OR if your shingles or metal are failing in several places, your roof probably needs to be replaced.
And then there is the case of storm damage. Wind, rain, debris, trees can all cause major damage to a any roof. Knowing whether to repair or replace a roof with catastrophic damage will require a professional evaluation. If you choose us, we'll also help you with communicating necessary technical details to your insurance agency.
The most common types of roofing are asphalt shingles, metal roofing, and tile roofing. Asphalt shingle roofing is the most popular type of roofing because it is relatively inexpensive and easy to install. Metal roofing is more expensive than asphalt shingles, but it is also more durable and can last for many years. Tile roofing is the most expensive type of roofing, but it is also the most durable and can last for centuries. Another roof type is slate roofing, which is a premium roof system made primarily out of natural slate tiles. The most inexpensive is roll roofing, which works well for utilitarian structures such as sheds, shops, barns, garages, and most types of outbuildings. Wood roofing is perhaps the oldest type used. It is a very good insulating material, but is high-maintenance and also flammable. Other roof materials involved include flashing, sheathing, roofing paper, roofing felt, tar, and nails.
There are a number of methods that can be used to repair a roof. The best method will depend on the type of roof, the extent of the damage, and the budget. For minor damage, such as a few missing shingles, repairs can be made by simply replacing the damaged shingles. More extensive damage, such as large holes or cracks, may require patching or sealing.
There are a few key things you can look for to determine whether your roof ventilation is adequate. One is to look at the amount of soffit vents installed. If you have few or no soffit vents, it's likely that your roof ventilation is inadequate. Another thing to look for is the condition of your shingles. If your shingles are curling or buckling, it's a sign that your roof isn't being properly ventilated.
There are a number of ways to prevent roofing problems, but some are more effective than others. One of the most effective ways to prevent roofing problems is to have your roof inspected regularly by a professional roofing contractor. This will allow them to catch any problems early on and prevent them from becoming bigger issues. Another effective way to prevent roofing problems is to make sure that your gutters and downspouts are clear and free of debris.
There are many companies that offer roofing services, so it is difficult to say who offers the best services. However, there are a few things you can look for when choosing a roofing company. First, you want to make sure the company is licensed and insured. This will protect you in case something goes wrong during the roofing process. Second, you want to read reviews of the company online to see what other customers have said about their experience.
There are eight common causes of roof leaks which include:
- Nail Pops
- Old Metal Ridge Vents
- Chimney Damage
- Poor or Improperly Installed Flashings and Skylights or Chimneys
- Storm Damage (wind or hail)
- Old Age
- Misinstalled Shingles
- Missing Drip Edge or Starter Shingles
Yes. You can usually seal a minor roof leak by caulking over the top of shingles or by gently removing the shingle and then sealing holes or penetrations underneath. Many of the adhesives can be face seal the shingles as well.
You can typically select either a polyurethane or silicone roofing caulk, but first, check your shingle manufacturer's specifications as some discourage using silicone caulking to seal leaks.
Yes, roof leaks are covered by homeowners insurance if caused by storm damage such as wind or hail. Check with your insurance policy to make sure there are no exclusions regarding your roofing.
Interior damage to things like drywall or flooring is always covered by insurance, but roof damage is only covered if caused by a storm.
Yes. You can reflash skylights, valleys, chimneys, walls, and pipe boots without a complete roof replacement. Replacing flashing without replacing a roof depends on the roof age and condition of the surrounding shingles.
It’s also important to note that if your shingles are discontinued you may have trouble finding the correct sizes to mate new shingles to old, please read the manufactures recommendations for the shingle on your roof. Even if the shingles on your roof are not discontinued, they may not match. Be more aware of shingle match in more prominent and visible areas of your home.
Locate the leak and place a bucket to catch the water. Remove any valuables from the area to prevent further damage. Contact a roofing company to tarp the affected area and assess the repairs.
Roof leaks caused by an aging roof or incorrect installation typically do NOT lead to insurance claims. Unless you have had a recent storm, a professional roofer should be your first call, not your insurance company.
Not necessarily. Minor roof leaks can be repaired without having a new roof installed. Leaks can be repaired without replacement. Old ridge vents, valleys, nails, flashing, boards, and shingles can all be fixed without completely replacing a roof. Leaks from improperly installed or missing underlayment, failing components, starter drip edge problems, or incorrect nailing pattern are instances that require a full roof replacement.
Replacing wall flashings typically starts at $1000 and can be as expensive as $80-100 per linear foot. Usually to reflashing a wall only requires restep flashing it, but some jobs require counter flashing as well. Step flashing a wall requires tearing off all shingles against the wall, adding back a leak proof barrier ice and water shield against the roof deck (and up the wall if possible), and new step flashing on top of every new shingle that meets the wall.
It is common for older style metal ridge vents to leak. Metal ridge vents require more face screws or face nails causing them to be more susceptible to leaks through fasteners securing them to the roof. Also old metal ridge vent are narrow, barely covering the opening created for hot air to escape from the attic, usually 4 in for the ridge cut, the old style metal ridge vents are only 5 in or 6 in wide. Modern ridge vents are plastic with shingles over the top and when properly installed should not leak.
Modern ridge vents consist of a 4-foot plastic ridge vent which is then covered by shingles. The roof opening that is cut in a ridge is 4 inches wide for hot air to escape. Modern plastic ridge vents are between 10 and 13 inches wide so there is plenty of coverage over the openings in the roof. Also newer ridge vent styles do not have any exposed nails or screws like the old style metal ridge vents did.
Before completely replacing a leaking valley it is best to have a professional roofer ensure that it is not a localized issues like nail pop causing the leak. localized leaks are usually easier and cheaper to fix. Inspect the nails securing the valley, the nails should not be within a foot of the center of the valley (or as manufacture suggest) this will keep the valley from leaking through these nails.
Inspect the valleys to check for signs of wear or improper installation, and to confirm shingles aren’t getting crushed or broken by foot traffic in the valley. If any of these are present it might be necessary to replace the valley.
If valley replacement is necessary, remove everything around the surrounding the valley, install an ice and water barrier on the roof decking. Install the shingles with one of 3 options, a California cut, an open metal valley, or woven valley.
Roof valleys can leak due to several reasons which include:
No, a roof leak can not be repaired from the attic space. Even if you were to caulk the space around a nail coming through the roof, the water would go further into the roof system, causing the leak to move elsewhere.
First, contact a roofing professional for a service call to ensure your leak isn’t a localized problem, such as a nail pop, missing sealant, or lifted shingles.
If your chimney flashing is too short causing a cap, the flashing needs replacement. The wood around the chimney should also be inspected for rot, with any rotten wood needing replacement.
Fixing a chimney leak typically consists of removing old shingles and flashing, replacing rotten wood, installing new ice and water shield around the perimeter, adding a new cricket if necessary, reinstalling step flashing, and installing counter flashing.
Homeowners insurance covers interior damage caused by chimney leaks, but not exterior damage to the roof, unless the roof damages are caused by wind or hail damage from a storm. Misinstalled roofs and chimeny flashings are not covered by homeowners insurance.
Yes, hail can cause holes and craters in your shingles. If your roof is leaking due to storm damage, contact a roofing professional immediately, as it will need to be tarped or shrink-wrapped as quickly as possible. Insurance will typically pay for this since they want to protect the property from further water damage.
Yes, hail causes holes and craters in your shingles or knocks off granules or shingles, exposing roof felt and leading to leaks. If left unrepaired, water can spread throughout the roofing system and cause further damage. Contact a roofing professional immediately to have your roof tarped or shrink-wrapped.
The life of your roof depends primarily on the material used. An asphalt shingle roof will typically last between 15-30 years. Severe weather and roof maintenance routines can also impact your roof’s longevity. Regularly inspected and maintained roofs typically last longer than commercial properties where it is harder to see the roof.
Many roofing contractors include a free roof video inspection taken from cellphones or drone during roof inspections. (insert roof inspection with free video product) Drone roofing inspections are one of the fastest growing technologies in the roofing space. Drones can measure roofs, and even collect and submit storm damage reports to insurance companies for adjuster review.
Roofing inspections are usually free (including drone inspections) as this will increase the opportunities for the roofing company to generate a sale. Accompanying roof reports can vary in cost from $100-$1000 depending on the size and scope of the inspection.
There are no rules requiring multiple proposals or that you go with the lowest bidder. It is not required that home owners get 3 quotes for insurance inspections or work, despite popular opinion.
Often the insurance companies have captive or dedicated insurance restoration contractors like Servpro, Puroclean, or Service Master who will perform most or all of the work for an insurance claim without outside bids or competition, further illustrating this point.
The insurred or property owner is free to choose who they would like to perform the restoration work. The insurance companies use a standardized bidding platform called Xactimate to create preliminary estimates and guidelines for the amount of money that should be paid for claims.
Which roofing material you use depends on several factors, such as your budget, need for the geometry or steepness of the home, or prevaling weather conditions. You will want to first consider the lifespan of each material and the climate in your area before making a choice.
Oftentimes, a new roof requires new flashing. Our roofing contractors will remove the current damaged or old shingles, and evaluate your flashing as work progresses. The best approach is to examine your roofing professional to understand your roof flashing needs.
Roof flashing is a flat, thin, waterproof material that is placed underneath shingles. Roof flashing directs moisture away from the most vulnerable areas of your roof and prevents water from entering cracks or openings. Some leak-prone areas of your roof that may require flashing are:
Installing flashing in these areas offers your home protection against water damage and increases the overall longevity of your roof.
Standard weathered wood or charcoal 30-year, architectural, dimensional roofing materials are the most appropriate to the area and agrees as long as they are in compliance with local HOA, permitting, and certificate of usefulness considerations. Adding designer look to shingles for aesthetics can lead to a much greater cost to roof usually designer shingles are double the amount of a standard architectural shingle roof.
Improving aesthetics can be accomplished by adding accent roofing over covered porches or roofs over bay windows, a standing seam metal can add lots of character and charm.
For highly visible roofs (that are lower in grade than the adjacent roads so the roofs are looked down upon), homes on the water, homes of greater value, designer, 50-year shingles, or standing seam metal roofs can be appropriate.
There are two (2) types of metal roofing: Standing Seam and Classic Ribbed. Both styles are steel sheet metal cut to length for each facet of the roof (meaning no returns on custom materials that are made-to-order). Metal roofing materials are harder to handle, lay out, and assemble leading to higher costs. Plan on the manufacturing of metal roofing products taking 2-4 weeks.
A classic rib is usually a little less than 2x the cost of a standard dimensional shingle and standing seam is around 3x the cost of a standard dimensional shingle. Plan on a classic ribbed roof taking double the time to install as a standard shingle roof and standing seam taking 5x longer than shingle installs.
Generally, construction, repair, alteration, or replacement projects to a single-family residence that cost less than fifteen thousand dollars ($15,000) do NOT require a residential permit. Structural work would always need to be permitted.
Each burrow around Asheville, NC will have specific governance for permitting, so you’ll want to double-check with your local municipality.
A new roofing system consists of synthetic felt underlayment, starter shingles, hip and ridge shingles, drip edge, ice and water shield at the eaves and valleys, a ridge vent, pipe boots, and flashing.
Most roofing contractors offer financing, cash, credit cards, and checks for payments. Always get a paid invoice to document the transaction of any funds with your contractor.
NEVER pay a roofing company upfront, and NEVER sign over an insurance check to a roofing contractor (less scrupulous roofing companies may take your money and not perform the actual work).
Yes, many roofing companies offer a day-of discount if you decide to sign a contract and move forward the same day. If you are negotiating with a roofing contractor, be ready to sign a contract and move forward with ordering materials right away.
You can get the best overall value on your new roof by choosing a local roofing contractor willing to act as a consultant for your waterproofing and exterior needs. A contractor who can repair the roof if needed to get a little more life out of it, file insurance claims when they are warranted, and recommend best fit solutions for materials and efforts.
This knowledge creates opportunities for you to save money and delay cost where possible.
The cost of roof replacement in Asheville, NC, and surrounding areas depends on roofing materials, the steepness of your roof, the proximity of your home to a town, the steepness of the driveway, and how many layers your roof currently have. For a new asphalt shingle roof, you can generally expect to pay the following:
These prices don’t include replacing rotten decking.
Considering that the average roof life is 15-25 years, this is a very long period of time to sacrifice quality materials. Additionally, cheap roofs can end up being expensive if you have to continually fix problems. With this in mind, don’t attempt to sacrifice long-term quality in order to save a few dollars in the short term.
No. You should never allow the seller to replace a roof on a home you plan on purchasing. In most cases, the home seller will opt for the cheapest roofing material available in order to fetch the most value from the sale.
While it is indeed normal for roofers to ask for a deposit, savvy homeowners won’t release deposits until the materials are delivered. Some roofing contractors ask home owners to sign over an ACV check (first insurance check. This is a very bad idea for all of the reasons one can imagine. Pay deposits UPON RECEIPT OF MATERIALS.
Considering that the lifespan of a roof and gutter systems are very similar, it makes sense to replace the gutter system while contractors are already replacing the roof. This is doubly true if you have a steeper roof, which causes debris from roofing to do more damage to the gutters below. Additionally, adding new gutters is a relatively inexpensive way to accent your home and increase curb appeal.
Steep roofs typically cost $50-$100 more per square or $0.50-$1.00 dollar per square foot on average.
Steep roofs are generally considered roofs that are greater than 7:12 pitch.
Many homeowners attempt to file insurance claims themselves. However, having a roofing expert consult you throughout the process can help avoid additional out-of-pocket costs. A roofing insurance claim can equate to a large amount of money, so it can pay to have a personal advocate to ensure you get the best opportunity to have your restoration fully funded. Most roofing companies offer this service for free.
Yes, poor roof ventilation can cause superheating of your attic that seeps into your other living spaces. This excess heat causes problems with your roof system by delaminating the glues in the plywood or OSB board decking on your roof, causing it to fail faster. Additionally, when moisture cannot escape from your home, it can lead to mold problems.
Yes. Reading your insurance policy before filing a claim will help you better understand the claims process, learn of any exclusions, and know what deductible amount you will pay before repairs begin. Your insurance policy will also detail the process of arbitration if your insurance company doesn’t agree with the roofing contractor’s scope of loss or amounts of loss. You can contact your insurance company for a copy of your policy.
In Asheville, North Carolina, the best time of year to replace your roof is generally in the Spring or Fall. Extremely hot or cold temperatures can lead to damaged roofing materials and also pose a danger to roofing technicians replacing your roof.
Try not to install shingles below 40 degrees as they can crack, and try and avoid putting on shingles above 90 degrees as they easily scar up from foot traffic.
Yes. Placing a second layer of shingles over an existing roof system is common in many places. However, if you can afford to remove the existing roof and dispose, this is preferred over laying a second layer of shingles. Many manufacturing standards and codes do not allow a third layer to be applied.
Yes. While some roofing contractors will not recommend replacing half of your roof, it can be advantageous in specific situations. These situations might include when you have damage to only the front or back half of a newer roof.
Yes. The metal roof materials installed over old shingles are one of the cheapest options on the market. At a minimum, roof installers must add 1x3 perlin strips and popping screws or nails at least every three feet.
These roofs commonly have problems especially with high wind speeds from storms.
The most obvious signs of a roof that has been installed incorrectly are:
Financing a roof can be a good deal considering it allows the homeowner to hold onto their cash and have the ability to pay off the loan balance quickly if desired. Interest rates on roof financing fluctuate, so whether roof financing is a good deal at the time depends on current market offerings. You should discuss the financing options with your roofing contractor to learn if this method makes sense.
Generally, your credit score needs to be in the 600-650 range to obtain roof financing. However, the minimum credit score varies among financing companies specializing in home construction loans. Financing companies will look at your credit score combined with your household income. When applying for a roof loan, expect a hard pull on your credit report.
The largest roofing and home improvement financing companies in the United States are:
There is nothing wrong with paying roofers in cash, just ensure that you receive a receipt from them.
Yes, many roofing contractors offer internal financing with 30, 60, and 90-day payment terms. Talk to your roofer about both in-house and external financing options after they assess your roof if you do not qualify or don't want to use traditional loan mechanisms.
Yes, in some instances if the mold is isolated to the plywood boards and not the rafters. Experts recommend you contact a mold remediation specialist to inspect your home before doing any work, or at a minimum obtain a home mold test kit to make sure that all signs of hazardous mold to worry about before during and after construction. These kits usually require you to collect air in the area mold was found and mail it in for testing.
Yes. Most roofers will accept credit cards for payment of work. Make sure you receive a paid invoice receipt for your records.
No. There are several different grades of asphalt shingles categorized by cost and lifespan. The primary types of asphalt shingles arranged from the cheapest and shortest lifespan to the most expensive and longest lasting are:
30-year shingles and 50-year shingles, aside from lifespan, differ in weight, number of bundles per square, installation techniques, impact resistance, wind uplift resistance, and style. 50 year shingles are often referred to as designer shingles for their attractive or unique look.
Despite the name, lifetime shingles are not going to last an entire lifetime. Lifetime shingles refer to an extended and often prorated warranties of up to 50 years against manufactures defects.
The lifespan of typical roofing materials often makes extended roofing warranties not worth the price necessary to obtain them. Extended warranties can increase the overall cost of your new roof by $2,000-$3,000. With this in mind, if you are interested in an extended roofing warranty, obtain three competitive quotes to evaluate the benefits compared to the costs.
When choosing a roofing company, make sure you hire one that has a physical office, is licensed and insured, and has a thorough understanding of the safety coordination plan for the project. All other deciding factors about the company will be your personal preference or rapport with the company and its agent.
In most cases, you cannot deduct the cost of home improvements, such as a roof replacement, on your tax returns. Some roofs may qualify for energy efficiency tax credits. If you operate a business from your home or are selling your home, you may also qualify for certain tax deductions or write offs. If you plan to replace your roof, talk to your accountant to discover any new deductions or credits that may be available.
Yes. There are roof tax credits for ENERGY STAR-certified metal and asphalt roofs with pigmented coating or cooling granules designed to reduce heat gain. These tax credits are for materials only and do not cover the roof installation costs.
Yes, standing seam metal roofs can last longer than shingle roofs. However, corrugated metal roofing doesn’t appear to last much longer, as the screws used to fasten the roof to your home go bad and rust, leading to ongoing maintenance problems.
The easiest way to estimate how many squares of shingles your house needs is to take the square footage of the top floor of your home and multiply it by 1.5. This will be a good guideline to check against any other measurements for your roof.
Between 5-6 nails per nail strip will go into a shingle. The top nail strip overlaps the lowers shingles, so each shingle should have between 10 and 12 nails in 2 different rows. This is why high-nailing shingles is so detrimental because the top row of nails does not go into the lower shingle.
Besides shingles, your new roof will include:
Yes. Let your roofing crew put tarps over things like HVAC or ornamental bushes that are too large or impractical to move. Move any grills, cover hot tub covers, and move patio furniture as best as possible to avoid falling debris.
Yes. Mowing your grass will help roofing technicians find any fallen debris or nails more easily. Furthermore, cover or mark delicate garden plants, bushes, and flower beds to alert the roofing team to their presence and prevent them from being damaged.
It is not a bad idea to request that the company you hire to do your roof use tarps around the perimeter of the roof and in the areas of falling debris.
Usually, a roofer willing to waive a deductible does not plan on being in business very long. The roofing contractor will still be taxed like they receive a deductible, so it does not make much sense to do so. In some states, it is illegal to waive deductibles.
3:12 is typically the lowest roof slope for shingles. While there are some techniques that roofers can employ to lay shingles on lower slopes, these are typically proprietary and will not be applicable in many situations.
As long as the shingles are laid in the correct pattern, and the nails are properly spaced it does not matter if your roofing technicians use nail guns or hand nail the shingles.
Once work begins on an asphalt shingle roof, you can expect it to take 1-2 days, unless some other issue arises, such as inclement weather or additional damage to part of the roof deck is discovered.
To prepare for a roofing project, you should:
Yes. Obtaining referrals from friends, family, review platforms like Google, or neighbors before hiring a roofer is a good idea. Vetting roofers in this manner will help you avoid dishonest or deceptive roofing contractors from causing problems. It will also help ensure you are hiring a company who can complete the job properly.
The biggest scam that roofers pull is taking money and then not performing the work. To avoid this, NEVER pay roofers up front, NEVER sign over insurance checks to a roofing company, and always ask for references, license, and insurance.
No. Professional roofers will not ask you to pay before a start date has been agreed on or roofing materials arrive. Never pay a roofer up front and don’t sign over an insurance check to a roofing company.
When comparing retail prices versus those produced by the insurance tool Xactimate, it’s normal to see exterior roofing materials that are 20-30% higher per square foot than the actual market. At the same time, roof repair prices and interior repair prices for painting and drywall are usually much lower than the market. It’s important to note that these prices are estimates and not definitive prices. There are other insurance tools, such as Symbility, that typically produce insurance values that are lower than Xactimate.
Your roofing contract is legally binding and should include all the most important aspects of the roofing process including:
Roofing contingency contracts are similar to normal roofing contracts, except the roofing work is contingent on the insurance claim being approved. These contracts can be useful in securing a spot on a roofers calendar to perform the work while conforming to your insurance company’s claim filing window.
Politely decline to sign over your first insurance check or ACV check to a roofer until a start date is agreed upon in writing and the materials arrive at your property.
After you and your roofing contractor have signed a contract, you can expect work to begin within 2-4 weeks unless extenuating circumstances arise, such as storms in the area.
Insurance contingency contracts are not the same as retail or cash-funded contracts. These contracts depend on the timing of the insurance company, the adjuster, and the mortgage company.
While spring and fall are the ideal times to replace your roof, situations can arise which require a new roof immediately. Roofers can install a new roofs in winter, however, expect the process to take more time due to the extra caution roofers must exercise when handling and installing materials, daylight, winter weather, and material storage concerns.
There are numerous factors affecting how long your roof will last, beginning with the correct installation. The roof pitch, color, insulation, and ventilation of the roof impact its longevity. Weather is also a factor affecting lifespan. Strong winds, sun exposure, hail, snow, ice, trees, branches, and leaves can all decrease your roof's lifespan.
Routine maintenance can help the roof to last longer. It is usually the western-facing slopes of the roof that wear out the quickest as a result of sun exposure, heat, and westwardly winds.