How often is maintenance typically needed on a shingle roof?
It is a good idea to have your shingle roof inspected every year. As the roof ages the inspections and maintenance becomes more important. Another factor that affects maintenance frequency is debris on the roof. If your roof has debris such as birds or trees it is important to have it removed as soon as possible.
How often is maintenance typically needed on a cement tile roof?
After the roof is 5 years old it is a good idea to have your roof inspected and basic maintenance done to your roof. If your roof has a bird problem or a lot of tree debris you may want to do it more frequently based on the severity.
How long after I get a new roof can I expect to have to worry about maintenance issues?
Under normal conditions – 5 years.
What are some things I should look for that will tell me my roof needs maintenance?
You may not even know you have anything wrong until it is too late. Strong winds can shift concrete tiles, shingles can be blown off, and roof jacks can be bent. If these things are left unfixed it can cause a bigger more costly problem down the road.
How do I know when it’s time to replace my roof?
A shingle roof needs to be replaced when the membrane becomes dry and brittle. You may notice a lot of granules on the ground every time it rains. Your roof may have black spots that were it once was the color of the rest of the roof. Shingles can curl up and or break off. Tile roofs are harder to tell. The underlayment is what keeps water out of your home and since this is covered up by the tile you may not know until you have a leak. Annual inspections and maintenance will help you from getting any surprises down the road. Flat roofs with white elastomeric coatings need to be re-coated every 5-10 years depending on the thickness of the coating.
My roof is leaking. Does it need to be replaced?
Not necessarily, 90% of leaks come in through roof penetrations such as roof jacks, vents, skylights, chimneys, & valley metal.
What are the most common issues that occur with shingle roofs and what is involved in repairing them?
Leaks through roof penetrations is the most common. This can be prevented by resealing them during annual maintenance.
What are the most common issues that arise with cement tile roofs and what is involved in repairing them?
One of the most common issues with cement tile is a broken tile, exposing the underlayment and drying it out. If the roof is in good condition you can get away with just repairing that area. Another common issue is debris stuck in the valleys not allowing the water to escape the roof. This causes the water to back up and leak into the house.
I understand that prices vary for different types of repairs but can you offer a price range for the most common repairs so I know what to expect?
This is a hard one. Repairs can vary from $250 to over $1,000 dollars depending on the severity. If the leak has been occurring for a long period of time chances are you will have rotted wood that needs to be replaced, that will increase the cost.
Should I just get a yearly inspection to help catch minor issues before they turn into bigger problems?
Absolutely!! Yearly inspection and maintenance will catch problems before they become problems, saving you money and headaches.
What is the best time of the year to get an inspection?
Anytime is a good time for an inspection, especially if it catches a problem. If you plan for the Spring you will be prepared for the monsoon or Fall to catch any possible damage caused by the storms.
How much does an inspection cost?
Inspections are based on the size of the roof, condition and amount of debris. Inspections can range from $250-$500 and come with a no-leak warranty.