Time to replace the roof?

Q. How does a homeowner know when it’s time to make a major renovation or purchase? My husband believes that we need a new roof. Our roof is about 12 years old. We don’t have any leaks, although some of the gutters are loose. We also have two or three layers on the roof. We’ve called roofers in for estimates, and they, of course, say we need a roof. But how do we know? We’re obviously not capable of climbing up there and seeing for ourselves.

A. Roof replacement may be above my head, but things are looking up. The average asphalt shingle roof life expectancy is approximately 20 years, although many factors can change the material’s ability to withstand the elements. If your attic isn’t properly ventilated or cooled, for example, the roofing will begin to break down by expanding and contracting, day to night, slowly pulling apart. Extremes of high wind, ice buildup, hail, ability to drain (a direct function of roof slope), being subjected to the weight of people or animals, and other less often thought of conditions all contribute to roof breakdown.

I once watched an animal trapper nail a cage trap right into my roof shingles when raccoons had made a home in an eve. I couldn’t believe he did it, and the resulting damage from the water leak led me to realize that boldness and carelessness can sometimes go hand in hand. Carelessness, where one doesn’t exercise care, may be one reason, as you pointed out, that roofers you consulted say that you need a new roof. Are they more concerned about your roof or their ability to get the job? On the other hand, if you stand in the yard, look at the shingle edges and notice that they’re curled or not laying flat; or you see, even if you have to use binoculars, that the shingles are “scaling,” balding from losing the granules that protect them, have gaps in between them or are slightly angled, you’re well on the way to needing a new roof, before it leaks or shingles fall off.

Someone like me, who doesn’t sell roofing products or services, is best to consult for an unbiased opinion, but I know many have looked at me in bewilderment when I tell them about the need for approaching the roof “system” from all directions, including heat buildup, which may require changes to their attic or vaulted ceiling below to ventilate and cool the shingles above. Building science is beyond them. They only see keeping out the rain by fixing the raincoat. Too bad, because the money they spend will be in vain when the roof that was supposed to last 30 years lasts only 15. Many people tell me they never thought to contact an architect for something like this. But you did. I hope this helped. Good luck!

© 2012 Monte Leeper. Readers are encouraged to send questions to yourhousedr@aol.com, with “Herald question” in the subject line, or to Herald Homes, 2 Endo Blvd., Garden City, NY 11530, Attn: Monte Leeper, architect.