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-   -   Does this sound right? Need a roofing contractor's advise (http://www.diychatroom.com/f9/does-sound-right-need-roofing-contractors-advise-2632/)

AvaGardener 05-31-2006 12:39 PM

Does this sound right? Need a roofing contractor's advise
 
Can a roofing contractor tell me if this is right? The roof on my house is 16 years old and I've owned the house for 14. I know from the roofer (a neighborhood friend, Dave) whose roofing company did the roof, that it was a 25 year roof. Recently, I sprung a leak. I asked Dave to look at it (which he did), and then he sent a crew over in the next few days. He told me it was fixed, and asked for $200 for the repair. After I handed him the money, I asked Dave what they did.. and he said they did a "blue tarp". So, yes.. there is a blue tarp is nailed to my roof. Dave said that will last about 6 months but I need a new roof.

I asked Dave, "If it was a 25 year roof.. Shouldn't it last about that long?". He replied with a wink and a smile, "A 25 year roof lasts about 10-15 years. So you got an extra year out of it."

Is that correct? I was planning on having him do the roof.. but now don't know if I should.

Thanks.

redline 05-31-2006 02:14 PM

Quote:

Originally Posted by AvaGardener

I asked Dave, "If it was a 25 year roof.. Shouldn't it last about that long?". He replied with a wink and a smile, "A 25 year roof lasts about 10-15 years. So you got an extra year out of it."

Is that correct? I was planning on having him do the roof.. but now don't know if I should.

Thanks.

Why is the roof leaking? Is the leak severe? Do you have an attic that you could look in to see the leak?
It could just be leaking near a transition. Do you have skylights?

Where is the tarp? Is it located on a flat area of the roof or is it located near a valley?
Are the shingles severely worn?
Were the shingles improperly installed?

A 25 year roof should last around 20 years. It depends on if the roof is facing south. The southern exposure gets constant heat from the sun causing the shingles to degrade faster.
A roof facing north will last longer.

What area of the country(state) are you located in?

Have the shingles blown off?


Could you included a photo of the roof?

AaronB 05-31-2006 03:09 PM

Yeah, you have to know the cause of failure.

A properly installed, properly vented roof can last as long as the manufacturers state, but will probably not look so good, and they are rarely vented properly.

MJW 05-31-2006 04:36 PM

There are way too many factors to change how a roof lasts. It could have been in the sun for 7 hours on a 90 degree day and a storm cloud comes in and rains 40 degree water on it and it cools to 55 degrees outside in a matter of 15 minutes. This one day can actually be 15 days worth of wear on the shingles.
Same in the winter. If a shingle is frozen solid with ice on it for a week or a month, it can take much more wear off the shingles than the actual time it is.
The shingles on my roof were 25 year 3 tabs. They lasted 22 years and didn't look bad. My company reroofed this house before I bought it. This is how I got to buy the house is by talking to the homeowner. Now I have 30 year Certainteed Landmarks on it. I have been through 3 hail storms that dented my new pickup at the time, but the shingles were ok. By OK, I mean there are no signs of hail marks, but they are showing a decrease in their life much sooner than others that have not been hailed on.
Like I said, many, many factors, but never think a 25 year shingle will last that long.

tribe_fan 05-31-2006 07:17 PM

I would certainly get a couple estimates - both of the roofers I contacted offered to make a temporary repair - and deduct it from the price of the new roof when I went with them. (they were both "strangers").

RooferJim 05-31-2006 09:00 PM

Get three roofers opinions.

AvaGardener 06-01-2006 10:11 PM

Quote:

Originally Posted by redline
Why is the roof leaking? Is the leak severe? Do you have an attic that you could look in to see the leak?
It could just be leaking near a transition. Do you have skylights?

Where is the tarp? Is it located on a flat area of the roof or is it located near a valley?
Are the shingles severely worn?
Were the shingles improperly installed?

A 25 year roof should last around 20 years. It depends on if the roof is facing south. The southern exposure gets constant heat from the sun causing the shingles to degrade faster.
A roof facing north will last longer.

What area of the country(state) are you located in?

Have the shingles blown off?


Could you included a photo of the roof?

Thanks for your time. I appreciate it!

The roof is facing due north. The leak is in the middle of the roof, which is a regular pitch (not flat). The leak is not in any crease or corner if thats what you mean. No skylight.

The roof appears to me to not show any real wear (no singles corners sticking up and they all seemed lined up). But, I am no pro to tell.

I have been in the attic, and all I see if a stain in the middle of the plywood.

I don't think I could get myself up high enough to take a meaningful picture (2 story house), and it would be of a tarp anyway.

I don't know why it's leaking. It just started to drip in my hallway upstairs during a good rainstorm. It rained a few days later and it dripped again. I would say one drip a minute. I don't know if that's considered a lot or a little. I live in DE (USA).

AvaGardener 06-01-2006 10:24 PM

Quote:

Originally Posted by AaronB
Yeah, you have to know the cause of failure.

A properly installed, properly vented roof can last as long as the manufacturers state, but will probably not look so good, and they are rarely vented properly.

Thanks for your reply, AaronB. I hope I gave enough info above. I do understand its hard to guess without seeing anything, but I did my best to describe.

You're point about venting is well made. After I made this post, I was doing some research on new roofs. I was looking at venting systems and realize I have none to speak of (nothing is along the top, or under the ridge). I do have a fan that is on auto thermostat.

The house has some paint bubbling, but just on the side of the house just past the second story.. going towards the pitch (not on the leak side). I saw some info on a roofing site that it is a symptom of not having good ventalation. Correct me if I am wrong please.

Maybe when the previous owner had the roof done, they didn't do venting? Is that optional?

Thanks.

AvaGardener 06-01-2006 10:27 PM

Also.. MJW, tribe_fan, and RooferJim... I do appreciate your time to post and offer any info too. Thank you very much... I have ingested it all.

redline 06-02-2006 06:37 AM

Do you know how many layers of roofing are on the house?

Did Dave tear off all the old roofs and put on a single layer of shingles?

From what you have described it souds like the roof was improperly installed by Dave. The roof is facing North and should last longer than 15 years due to the fact that it does not face the sun. The leak is not near a chimney, a skylight or other fixture that promote a leak.

You said that you are unable to get a photo. Could you ask a neighbor if you could use their second floor window to take a picture of your roof. You do not have to take a picture of the section with the tarp on it. I just need to see the condition of any of the shingles that are on the roof.

redline 06-02-2006 06:48 AM

If there is just a few shingles that have damage then these can be replaced to stop the leak. This a far cheaper then replacing the roof.

Did Dave say that the roof would have be torn off of will he just reshingle over it?

RooferJim 06-02-2006 03:54 PM

Is there felt under the shingles?


RooferJim
www.jbennetteroofing.com

"roofing advise free of charge for a limited time only."

redline 06-02-2006 03:59 PM

Quote:

Originally Posted by redline

Did Dave say that the roof would have be torn off of will he just reshingle over it?

Should have typed : Did Dave say that the roof would have to be torn off or will he just reshingle over it?

MJW 06-04-2006 05:14 PM

Maybe they are GAF 3 tabs and are cracking where the shingle was lifted to place a nail when rack shingling. I have seen this many times and it is the only way the middle of the roof can leak besides faulty installation of nails.

AvaGardener 06-04-2006 09:18 PM

Thank you all for your input. REALLY do appreciate it.

I don't know if Dave's company ripped the old roof, or just put another layer on when they did the roof. I will ask him.

I back up to woods on that side so asking a neighbor to take a pic is out.. but I'll get someone with a ladder (friend/family) to stop by to help me get up there to get a picture of it. It might be a week before I can get someone.. but I'll post as soon as I do.

Thanks again!


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