By performing a visual inspection, you can tell if a roof is worn, peeling, cracked, old, and, most obviously, leaking. If leaking is occurring but not yet noticeable, sometimes stains will appear on ceilings, indicating a roof leak.
How will I know if I need a new roof or just a repair?
Depending on the type of roof you have there are different techniques used to determine the condition of the roof. The simplest technique is visual. Does the roof look good or bad? Be careful! Just because the roof looks good from the ground does not mean that it is in good shape. Shingles can look good from the ground but upon closer inspection you may notice severe granule loss. Most shingles manufactured today are fiberglass based and do not "curl up" like older organic based shingles. Severe granule loss means greater asphalt exposure which leads to faster deterioration.
The average life of a shingle roof in West Central Florida is 15-20 years. Remember this is an average. A tile roof is more difficult. The primary water-proofing on a typical Florida tile roof is the underlayment below the tile. The tile may look good or bad, but this does not necessarily reflect the condition of the underlayment. Tiles may conceal poor workmanship at the underlayment or flashing details (ie. pipes, vents , valleys, wall flashings, skylights). For most tile roofs you should consider the roofs age and the number of issues you have experienced during the life of the roof as well as the amount of money invested in previous repairs.
The average lifetime for a properly installed tile roof is 25-30 years. This is contrary to the popular belief that a tile roof lasts forever or 50+ years. Flat roofs are little easier. 10- 15 years is the average life for a modified-bitumen roof system (rubber rolled roofing). Granule loss and ponding water are the two most common issues. If your roof is ponding water this will be a constant problem area and should be corrected ASAP.
Can I install a new roof over the existing roof ?
Most shingle manufacturers do allow this. However, Total Roofing Contractors, Inc. has a policy against this.
There are several reasons.
Your new roof will not look good. A new roof is a big investment and you will want your new roof to look good as well as perform properly.
There may be rotted wood that needs to be replaced.
Under FL Wind Mitigation laws the roof deck sheathing must be properly secured. Without removal, renailing cannot be done or verified. Manatee County Building Dept. now requires an affidavit stating that the roof deck attachment has been done in accordance with the requirements per 2007 FBC 611.7.1
Experience tells us that a new roof installed on top of an existing roof will only last about 1/2 as long as it should.
You will lose out on wind mitigation improvements only available during a proper reroofing process. These improvements equal discounts on your homeowners insurance premiums!
Do my solar panels have to be removed to install the new roof?
Generally, yes! Contact your roof contractor for details about roof installation.
How much does it cost for a new roof
This is a tricky question. The answer depends on several factors. The most important of these are, the type of roofing materials and the square footage of the roof. Other factors include the roof pitch, access, number of stories and rotted wood. There are however averages. The average roof is between 2500 and 3000 square feet. Keep in mind this is not the same as the square footage of living space or under roof. The roof will include overhangs and the pitch of the roof as well as a waste factor depending on the shape of the roof. Roofing is usually referred to in "squares" which is equal to 100 square feet. For example 2500 square feet is 25 squares. Roofing materials are usually purchased by the square.
Here are some average prices as of 2017:
Shingle roof $8,000.00-$10,000.00
Tile roof $15,000.00-$20,000.00
5-V Metal roof $15,000.00-$20,000.00
Standing seam metal roof $20,000.00-$25,000.00
Prices for flat roofing can vary a lot based on size and circumstances
Do you keep the property clean? What do you do with the old roofing debris?
Yes, we keep the surroundings clean. The job will be cleaned up on a daily basis. We tarp all bushes, lawns, and shrubbery as needed. We are very particular about our cleanliness, taking pride in our clean-up. We treat your home like it is ours. The roofing debris will be disposed of in a legal and proper fashion.
We use our own dump trucks that come and go daily and we treat the job as if we live in the home. No hassle of a large dumpster in your driveway or on your property while we are completing the project.