We've had 4 repairs in the past 5 years, our roof repair guy told us the last two times there was rot underneath, repair would be more difficult and costly, and it was time for a new roof. We now have a new, active leak, and more fascia damage. Around 1/4 of the houses in our development have put on new roofs over the past few years. Some of that is insurance driven business, but there is an issue where galvanized nails rust, bent from tiles moving during windstorms, and this leads to wood rot, with endless repair at substantial expense.
The house is 22 years old and the original tile roof should last much longer. Lately we've only been there half the year, but that will change and it will soon be our permanent home, so the roof needs to last another 30 years. Repairing now is wasting money if we decide on a new roof, and anticipating this, I added "new roof" funds to our "big items and emergencies" stash when refunding it a couple of years ago. Roofs here are expensive, I budgeted $25k, based mostly on what I thought I heard a fellow resident mention ('10) as their total cost, same floor plan.
I've asked for proposals from three local roofers. They all have good reputations and good records on BBB and Angie's. The third came in yesterday and I'm still in shock. The least expensive is $33k, the other two are $35k and $37k. It may cost more if more wood is needed, and there is still a potential ($2k or so) skylight issue. New gutters on top of that will be at least another $1k. Clearly I missed this one, but even if I had the entire amount budgeted, I'm still not sure it makes sense to spend that much.
This afternoon I'll have a new roofer that just does repairs take a look, for an estimate to fix the current leak and also to get inside the attic, look at the roof, and give me an assessment. I expect him to say it will cost less to keep and repair, but it will still be another opinion and more input.
We have a time constraint for the new roof, so the decision has to be made now. I don't like the thought of spending >$1k now if a new roof goes on in the next year, but the thought of $35k is even more unsettling. The new roof doesn't replace all the wood underlay, only that which is damaged or rotted, so this doesn't completely eliminate roof issues a decade from now.
Not sure what my next steps will be.
The house is 22 years old and the original tile roof should last much longer. Lately we've only been there half the year, but that will change and it will soon be our permanent home, so the roof needs to last another 30 years. Repairing now is wasting money if we decide on a new roof, and anticipating this, I added "new roof" funds to our "big items and emergencies" stash when refunding it a couple of years ago. Roofs here are expensive, I budgeted $25k, based mostly on what I thought I heard a fellow resident mention ('10) as their total cost, same floor plan.
I've asked for proposals from three local roofers. They all have good reputations and good records on BBB and Angie's. The third came in yesterday and I'm still in shock. The least expensive is $33k, the other two are $35k and $37k. It may cost more if more wood is needed, and there is still a potential ($2k or so) skylight issue. New gutters on top of that will be at least another $1k. Clearly I missed this one, but even if I had the entire amount budgeted, I'm still not sure it makes sense to spend that much.
This afternoon I'll have a new roofer that just does repairs take a look, for an estimate to fix the current leak and also to get inside the attic, look at the roof, and give me an assessment. I expect him to say it will cost less to keep and repair, but it will still be another opinion and more input.
We have a time constraint for the new roof, so the decision has to be made now. I don't like the thought of spending >$1k now if a new roof goes on in the next year, but the thought of $35k is even more unsettling. The new roof doesn't replace all the wood underlay, only that which is damaged or rotted, so this doesn't completely eliminate roof issues a decade from now.
Not sure what my next steps will be.