New home owner roof
#1
10-10-08, 03:05 PM
New home owner roof
Hello all
I will be taking posession of my first home in mid November. My inspector said that I will need a new roof within the next year. The shigles are starting to peel. The roof is the original, 15yrs old. It is a townhouse that shares the roof with one neighbour. My wife wants to get the new roof when we move in (mid November), but I think we should wait till the spring for warmer weather. Also I am not sure if only one side of a roof can be done. What I mean is, does my neighbour to be have to get their roof done at the same time? Is there any chance of leakage if I get only my roof done? Below is a picture of the roof. It is unfortunately my only one.
The house is located in Ontario, Canada.
http://i180.photobucket.com/albums/x...ewHouse006.jpg
Thank you to all who read!
Brent.
I will be taking posession of my first home in mid November. My inspector said that I will need a new roof within the next year. The shigles are starting to peel. The roof is the original, 15yrs old. It is a townhouse that shares the roof with one neighbour. My wife wants to get the new roof when we move in (mid November), but I think we should wait till the spring for warmer weather. Also I am not sure if only one side of a roof can be done. What I mean is, does my neighbour to be have to get their roof done at the same time? Is there any chance of leakage if I get only my roof done? Below is a picture of the roof. It is unfortunately my only one.
The house is located in Ontario, Canada.
http://i180.photobucket.com/albums/x...ewHouse006.jpg
Thank you to all who read!
Brent.
#2
10-10-08, 04:24 PM
Super Moderator
Not a roof guy, but your wife MAY be right...sorry.
You'll probably save bucks by having it done when the companies aren't busy. Spring/early Fall are probably the worst times. The cold isn't the problem, rain and snow might be. I would think its about a 2 day job depending on what we can't see, maybe less.
It would be great if your neighbor did theirs at the same time, just for looks and weatherproofing, but I don't THINK its an absolute requirement for a good job if done by a good company.
Get multiple bids from reputable companies with references and all the required licenses, insurance, permits, etc. Make sure they include anything that might be even a little bit questionable, like flashing, new vent covers, drip edge, etc, etc.
One thing I am pretty sure of, they shouldn't show up with a case of caulk...lol
You'll probably save bucks by having it done when the companies aren't busy. Spring/early Fall are probably the worst times. The cold isn't the problem, rain and snow might be. I would think its about a 2 day job depending on what we can't see, maybe less.
It would be great if your neighbor did theirs at the same time, just for looks and weatherproofing, but I don't THINK its an absolute requirement for a good job if done by a good company.
Get multiple bids from reputable companies with references and all the required licenses, insurance, permits, etc. Make sure they include anything that might be even a little bit questionable, like flashing, new vent covers, drip edge, etc, etc.
One thing I am pretty sure of, they shouldn't show up with a case of caulk...lol
#3
10-11-08, 01:00 AM
The shingles don't look all that bad to me, i don't think it's so urgent that you need to rush to get it done, though i can't make that judgement based only on the picture.
gunguy45 has a great point about the availability of the workers, but as someone who has worked outside in northern ontario through winter, i'll admit the quality of my work went down with the cold weather. it becomes more difficult in november to work with your hands, and every little scrape is a little more painful, not to mention that caulking and tar don't flow as nicely in the cold.
However, i have seen bundles of shingles piled in to the cab of a running truck, being kept warm so they would be workable when installing shingles in temperatures below -20 celsius, so the work can be done.
Despite all that, i would still get it done asap. Get estimates now, keep your options open, and hope your neighbor goes along with it
gunguy45 has a great point about the availability of the workers, but as someone who has worked outside in northern ontario through winter, i'll admit the quality of my work went down with the cold weather. it becomes more difficult in november to work with your hands, and every little scrape is a little more painful, not to mention that caulking and tar don't flow as nicely in the cold.
However, i have seen bundles of shingles piled in to the cab of a running truck, being kept warm so they would be workable when installing shingles in temperatures below -20 celsius, so the work can be done.
Despite all that, i would still get it done asap. Get estimates now, keep your options open, and hope your neighbor goes along with it
#4
10-11-08, 08:34 AM
Rob C is correct about getting a better job in warmer weather. Unless there is some indication of leaks or imminent failure of the roofing I would wait.
If you wait you will have more time to convince your new neighbor that the entire roof should be replaced. If you don't do the entire roof you will probably have color match problems. If your roof has a problem I'm sure his is in the same condition. Any cost savings you may have lost by waiting will probably be made up by sharing the cost of the entire roof.
A life of only 15 years is a bit short for a shingle roof. If your shingles are "peeling up" (I couldn't see a problem in the photo), you may have a ventilation problem.
Most important, before you do anything get a second opinion from a roofing professional. I am not impressed with home inspectors. Did he explain to you exactly how he determined the roof would need to be replaced within a year?
If you wait you will have more time to convince your new neighbor that the entire roof should be replaced. If you don't do the entire roof you will probably have color match problems. If your roof has a problem I'm sure his is in the same condition. Any cost savings you may have lost by waiting will probably be made up by sharing the cost of the entire roof.
A life of only 15 years is a bit short for a shingle roof. If your shingles are "peeling up" (I couldn't see a problem in the photo), you may have a ventilation problem.
Most important, before you do anything get a second opinion from a roofing professional. I am not impressed with home inspectors. Did he explain to you exactly how he determined the roof would need to be replaced within a year?
#5
10-11-08, 08:43 AM
Super Moderator
You mean it gets cold in Ontario? lol
Sorry, Brent, I wasn't thinking about it getting cold enuf to affect workmanship and materials. I gave up cold weather climes a long time ago.
Sorry, Brent, I wasn't thinking about it getting cold enuf to affect workmanship and materials. I gave up cold weather climes a long time ago.
#6
10-11-08, 02:54 PM
Originally Posted by cwbuff
Most important, before you do anything get a second opinion from a roofing professional. I am not impressed with home inspectors. Did he explain to you exactly how he determined the roof would need to be replaced within a year?
The inspector used a camera on pole to view the roof. He said they were peeling and it should be replaced within the next year. He said nothing else. From the photo I get the same response from everyone, 'it'll last past this winter'. I am going to see the house again on the 23rd of Oct. Im bringing my ladder as well as a camera.
#7
10-11-08, 05:24 PM
If the inspector was too lazy to climb up on the roof and eyeball it close up I would completely discount anything he had to say. He sounds like a hack. A lifted and curled shingle may indicate a possible problem but it doesn't mean imminent failure.
While you are there take a good look at the underside of the roof from the attic. That's where you are likely to see any roof problems.
If you are still concerned have a roofing pro look at it. Pay for an inspection and recommendation with the understanding that the guy inspecting would not do any necessary repairs.
While you are there take a good look at the underside of the roof from the attic. That's where you are likely to see any roof problems.
If you are still concerned have a roofing pro look at it. Pay for an inspection and recommendation with the understanding that the guy inspecting would not do any necessary repairs.
#8
11-12-08, 02:15 PM
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[QUOTE=cwbuff;1444670]If the inspector was too lazy to climb up on the roof and eyeball it close up I would completely discount anything he had to say. He sounds like a hack. QUOTE]
I agree completely! Always best to get a seasoned professional who takes the time to listen to you. When I lived in Minneapolis, I had used Sela Roofing & Remodeling Inc.- they were pretty good. I sold the house of course a few yeqrs ago, but I never had any problems.
I agree completely! Always best to get a seasoned professional who takes the time to listen to you. When I lived in Minneapolis, I had used Sela Roofing & Remodeling Inc.- they were pretty good. I sold the house of course a few yeqrs ago, but I never had any problems.
#10
11-12-08, 03:20 PM
Member
New home owner roof
Three comments -
#1
In many areas a home inspector may not be allowed on roofs to do a visual inspection for safety/insurance purposes. In some areas (possibly Canada) home inspectors are not allowed on a roof without extreme safety measures. Also, since it was inspected before you bought it, the owner has control over the property and does not want to be legally responsible for any accidents. - I fell off a roof after a ladder was reset from below and ended up with almost 2 months in the hospital and someone (my insurance or the home owners) paid the $170,000 bill. Inspectors are not allowed to be on the roof if it is partially covered or slippery.
It is possible to do a good job from a ladder at the edge because of the perspective, but it is tough to do a good job on chimneys and flashing. A good digital camera or a 40x binocular will work. The digital is best because it gives you something to look at in later and see what you did not see when you are on top.
#2
You apparently got a visual inspection/opinion from a home inspector that is a "generalist" since you probably only paid less then $400. You could later hire a roofing consultant for more if you are concerned about the detailed timing. If not, you can call a roofer and he will gladly sell you a roof as soon as possible before you have a chance to look around and think.
#3
Since you are in a townhouse, there may be an association with dues that is responsible for much of the external mainrenance. Many buyers do not look into the status of the association and the share of the assests is part of what you are buying. In my association, each unit has about of about $7000 (a hidden asset) in reserve for scheduled maintenance and planned renovation. We are currently ona 5 year program to replace all driveways on a basis of the worst is replaced first basis. We di the roofs about 7 years ago, but it is one the agenda.
Dick
#1
In many areas a home inspector may not be allowed on roofs to do a visual inspection for safety/insurance purposes. In some areas (possibly Canada) home inspectors are not allowed on a roof without extreme safety measures. Also, since it was inspected before you bought it, the owner has control over the property and does not want to be legally responsible for any accidents. - I fell off a roof after a ladder was reset from below and ended up with almost 2 months in the hospital and someone (my insurance or the home owners) paid the $170,000 bill. Inspectors are not allowed to be on the roof if it is partially covered or slippery.
It is possible to do a good job from a ladder at the edge because of the perspective, but it is tough to do a good job on chimneys and flashing. A good digital camera or a 40x binocular will work. The digital is best because it gives you something to look at in later and see what you did not see when you are on top.
#2
You apparently got a visual inspection/opinion from a home inspector that is a "generalist" since you probably only paid less then $400. You could later hire a roofing consultant for more if you are concerned about the detailed timing. If not, you can call a roofer and he will gladly sell you a roof as soon as possible before you have a chance to look around and think.
#3
Since you are in a townhouse, there may be an association with dues that is responsible for much of the external mainrenance. Many buyers do not look into the status of the association and the share of the assests is part of what you are buying. In my association, each unit has about of about $7000 (a hidden asset) in reserve for scheduled maintenance and planned renovation. We are currently ona 5 year program to replace all driveways on a basis of the worst is replaced first basis. We di the roofs about 7 years ago, but it is one the agenda.
Dick
