Should a 20 Year Old Tile Roof Get Repair or Replacement?
Roofing tiles have a lot to offer the property owner, including being eco-friendly, impressively durable, and capable of going for decades without requiring significant roof repair or replacement. The important thing to remember about a tile roof is that repairs should be made as soon as the damage is detected because a breach in that tough outer shell leaves the building vulnerable to wind, rain, and pest infestation.
Analyze the Damage
Depending on the type and amount of damage, the decision between roof repair or replacement may go either way. If there are a lot of broken or missing tiles, replacement is generally the best option. If only a few tiles are damaged you can probably just get the area repaired. A nice trait of tile roofing is that replacing a few tiles is a relatively simple task because each tile is fastened individually. You should also take a close look at the soffits and fascia boards to determine whether the roof needs more extensive repairs.
Flashing and Roof Repair
Flashing around chimneys, vent pipes, or other places will lead to more serious damage if it is not repaired promptly. Missing flashing or sections that have become separated in places allow moisture to get beneath the tile causing the wooden portion of the roof to start decaying. If the flashing is the only issue and the roof is still secure, qualified roofers can make the repairs economically.
Underlayment and Porous Tile
Roofing tile is porous. It does a great job of channeling water off the roof and provides excellent protection against ultraviolet light and wind, but the underlayment is the primary moisture barrier. Unfortunately, when tile breaks it tends to cause minor punctures or scapes in the underlayment, allowing moisture to penetrate the outer roof. This leads to decayed decking, rotten rafters, and more. If the leak is severe enough, a small hole in the underlayment has the potential to cause many thousands of dollars in damage to the ceilings and walls of the building. Since roof tile can be removed and reattached, it is possible to have the underlayment repaired, and the process is affordable when compared to having to purchase new roofing tile as well.
Underneath It All
A tile roof has more repair options than-- for example-- an asphalt tiled roof. Small sections can be repaired without causing damage to the surrounding areas, roofers are able to access the flashing more easily, and you can reuse tiles that are not damaged when the repaired area is re-tiled. Very few roofing materials can compare to tile when it comes to durability and ease of repair, and regular maintenance will make the roof last as long as the building itself.
For a tile roof, 20 years is only about a quarter of the expected longevity. Unless something causes major damage suddenly, it is possible to keep the roof in great shape for up to 75 or 80 years, and even keeping the same roof for a century or more is a realistic goal.
5 Critical Indications That You Need Roof Repair or Replacement
Roof repair or replacement can be costly, and homeowners are often inclined to put off reroofing the home as long as they can. The problem with that philosophy is that your roof and home are going to continue to deteriorate until the damages have been repaired, and delaying the inevitable will only cost more money in the long run. These 5 signs are clear signals that you need to schedule a roofing contractor as soon as possible.
1. Sagging Roof
Roofing relies on strict scientific formulas that dictate how much weight can be supported and what stresses are acceptable. When your roof is beginning to fail, that science breaks down, and roof repair or replacement is imminent. One of the most obvious symptoms of a failing roof happens when parts of the roof surface begin to sag-- a certain sign that the trusses and their fasteners are losing their integrity.
2. Ceiling Stains
If you begin noticing brownish stains on your ceilings, the most likely cause of the problem is a roof leak that needs immediate attention. There are other problems that can cause ceiling stains, including a room that is not properly ventilated and leaking plumbing. But a stain appearing on the ceiling closest to the roof is typically a sign of roof issues rather than plumbing problems.
3. Missing or Loose Shingles
Every shingle that curls away from the roof surface or becomes dislodged is a potential home disaster in the making. Missing or broken shingles are fairly common on older roofs with asphalt shingles that are nearing the end of their expected longevity. In some cases, you may be able to have the damaged area repaired, but the odds are good that other shingles will be failing soon, and complete roof replacement is more economical.
4. Decaying Fascia or Soffit
The fascia board is the piece of lumber that covers the end of your trusses, and the soffit is the sheet of wood that covers the underside of your eaves. If either of these areas shows signs of water leakage, rodent gnawing, or termite damage, it is a good idea to have the roof inspected right away.
5. Shingles are Granulating
If you are noticing what appears to be large grains of sand in your gutter spouts, your shingles are beginning to show signs of wear and tear. Asphalt shingles are susceptible to widely fluctuating temperatures, heavy rains, and high winds. the small particles on the surface of shingles will lose their cohesion a little at a time and will be washed away with the next rain. Unfortunately, the underlying cause is one or more shingles that need to be replaced, and granules today could be a major leak soon.
Professionally installed roofing is warranted for 20 years or more. If your roof is younger than 20, roof repair or replacement may be covered by the existing roof warranty. Before you schedule a roofer, check your home's paperwork to determine whether you should be calling the manufacturer rather than a contractor.
4 Reasons to Consider Exterior Remodeling During a Roofing Project
By the time your roof needs repair, it is likely that other parts of the home exterior need attention as well. Roofing and exteriors work together to form a complete outer shell for the home, and any part of the shell that becomes damaged is likely to cause other areas to begin to decay. Before you sign a contract for the roofing work, inspect some other areas to determine whether the home exterior needs some love while the work is being done.
Weathered or Damaged Siding
There are a lot of symptoms that you need to repair the roofing and exteriors. Common problems with home siding include nails that have partially pulled out the studs, rotten corners, joints that have pulled apart, and damages such as noticeable holes, missing trim, etc.
Decayed Soffits and Fascia Boards
The end of your roof trusses are vulnerable to insects and decay. To protect them, an endcap called a fascia board is attached to the ends of the trusses, and the eaves are sealed using plywood, Hardie board, or vinyl sheeting, called a soffit. It is common for the fascia boards and soffits to begin to decay after a roof leak has occurred. This is especially true of the soffit, which can literally hold water between the soffit and the truss because there is no outlet for the fluid to escape.
Planned Home Sale
Anything you do to beautify or repair the home prior to putting it on the market will have a positive effect on the home's value. A new roof adds a respectable amount of value, and replacing the siding at the same time gives the house a complete facelift that makes it more noticeable to passers-by. Making your roof replacement a home remodel is a great way to get more for the house and sell it faster. Installing skylights or rainwater reclamation systems to the home at this time can be especially appealing to environmentally-conscious buyers and may reap more than the actual cost of installation.
Rodent or Insect Infestations
If your home is being attacked by rodents and insects, there are probably signs of the intrusion around the lower portion of your home's siding. Look for small piles of debris that resemble wood dust on the ground below the siding. Carpenter bees will make small round holes that they use to get into the walls, and rodents like rats and mice will make similar but larger holes. While you are inspecting for rodents, be aware of any holes you find near the foundation. These holes typically indicate that you have burrowing pests such as gophers, armadillos, rabbits, or gopher tortoises. These creatures do not directly attack the home, but their tunnels can wreck the foundation, leading to major repairs of floors and walls.
Replacing the home roofing and exteriors at the same time makes good economic sense, but it also makes good practical sense in the bargain. Having a home contractor working on both projects at once can get the work done sooner and result in less inconvenience for your family.