On Sunday, November 17, 2013 12:53:22 AM UTC-5, Ashton Crusher wrote:
How about if they appear during an intense storm with
50 mph wind gusts and heavy rain? With a roof at it's
end of life, that can happen. Then you have potential
water damage to deal with too. Also, I've never seen
a roof with the shingles anywhere close to having lost
all the surface granuales where there were not other
serious problems, like cracks in many places where
water is starting to get in.
In my experience, when you try to push something,
it often just leads to more problems.
Also, if the tabs are no longer glued
On Sun, 17 Nov 2013 05:28:05 -0800 (PST), " firstname.lastname@example.org"
If you have good insurance you've hit the jackpot as you may get most
of the cost of a new roof paid for by the insurance. Wind took off a
quarter of the roof, including most of the wood, on one of my rentals
and messed up another quarter of the roof. The shingles were at end
of life. Insurance paid for the entire reroofing job, even on the
half that wasn't damaged.
With a roof at it's
All I can tell you is my experience. I just reroofed because I'm
going to sell the house but the roof was water tight yet had lost most
of the granules, i.e. probably only about 20% of them were still on
the shingles on the sunny side. I've been fixing broken tabs as
outlined on this roof for about 10 years. Had I done nothing when
tabs started flying 10 years ago I would have had to reroof about 8
years ago. I probably could have gotten another 2 years out of it but
buyers would not like it so I reroofed it.
On Monday, November 18, 2013 2:58:56 AM UTC-5, Ashton Crusher wrote:
The key thing there is you need to have replacement cost
coverage. Otherwise they pay for the depreciated value of
what was damaged, meaning if the roof was near it's end of
life, you wouldn't get very much.
Also, how they handle it varies from one insurance company
to another and the particular adjuster also factors in.
I don't know how you can be sure how they will handle it,
until it actually happens. I went through this with Allstate
on a Sandy claim. I had replacement coverage, a roof near
it's end of life. They treated each roof plane seperately.
On each plane, only if there was extensive damage or if the
shingles were so brittle that the plane could not be repaired,
would they pay to replace that entire plane. The fact that
it would look like hell, not match, etc, wasn't a factor they
would consider. I wound up getting about half the cost of a
On the other hand, as you say, I have heard of insurance
companies that have written off entire roofs if the total
area that needs to be replaced reaches a large enough percentage.
How do you define water-tight? Long before water shows
up on a ceiling, it can be making it's way into areas
you can't see, ie the decking, soffits, fascia, etc.
I've been fixing broken tabs as
On Tuesday, November 19, 2013 2:08:54 AM UTC-5, Ashton Crusher wrote:
Unfortunately, that's not true. Water can start to destroy
roof sheathing, fascia boards, even joists, before it shows
up as a ceiling leak. For example, when I did my roof, I
had some rotted fascia boards. Upon inspection, there were some
tiny cracks in the old shingles just above it that let water drip
onto it. If the leaks are small, then water starts to get into
the wood and keep it wet. It starts to rot. And it can remain
a small leak for a long time almost anywhere on the roof,
without it making it through the
insulation, through the drywall, etc to show up on your ceiling.
You'd never see it, until you go to replace the roof.
During that time, which could be years, the wood is kept wet
and it starts to rot. The longer you push a roof that is at
the end of it's life, the more probability of that happening.
The other risk is that in a bad storm with high winds,
an old roof could have enough sudden shingle loss that you
do have water damage. How far anyone wants to push their
luck is entirely up to them.
Really? Come and look at the discoloration on the underside of my sheathing
due to nail pops that lifted the tabs or broke through them. As far as I
can tell, nothing below the sheathing or joists ever got wet, or if it did,
it dried out before I felt any wetness on the insulation. It certainly
never stained the ceiling. After I saw the discoloration, I went up in the
attic during a storm and the underside of sheathing was wet in spots with
no drips on to the insulation below.
In addition, surface tension can cause the water to run along a joist or
sheathing and end up someplace hidden, like inside a wall.
The roof has since been replaced.
On Tue, 19 Nov 2013 20:11:36 +0000 (UTC), DerbyDad03
When they replaced the roof all the old roof and underlayment was
removed and there was no water damage except right at the very edge
where it had dripped over the downcurled shingle edge an onto the
fascia. That was easy enough to fix and was the result not so much of
the roof being old per se but because when they reroofed it years ago
they didn't use the metal edging they always use now so this kind of
thing doesn't happen.
I'm certainly not saying your concerns aren't valid, only that it's
not universal with an old roof. If you take pains to keep an eye on
it and fix it immediately you can often get a lot more life out of a
roof "that needs replacing" according to "experts".
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