A roof inspection is one of those preventive maintenance jobs that are easy to overlook. Don’t! Add an annual reminder to your calendar, then go out on a warm day and address any roof problems you find.
If you’re uncomfortable about heights, don’t worry. You can do a thorough inspection from the ground using a pair of binoculars.
Or, you can get up close and personal with your roof using a ladder. However, there’s no need to get up on your roof just yet. The less you walk around up there, the better for your roofing – and the safer for you. Work your way around your house from the ground, noting any potential problems.
Here’s a roofing inspection checklist:
- Cracked caulk or rust spots on flashing
- Shingles that are buckling, curling, or blistering
- Missing or broken shingles
- Cracked and worn rubber boots around vent pipes
- Missing or damaged chimney cap. (Okay, that’s technically not part of your roof, but since you’re looking anyway.)
- Masses of moss and lichen could signal the roof is decaying underneath. Black algae stains are cosmetic
- If you find piles of colored grit from asphalt roof tiles in the gutters, that’s a bad sign. Those sand-like granules cover the surface of roof shingles and shield them from the sun’s damaging ultraviolet rays
- Check the age of your roof and see if it’s nearing the end of its life cycle.
Doing Your Roofing Repairs
Replace immediately any loose, damaged or missing shingles. Check for popped nails that need to be hammered back in place.
If you’re comfortable working on a roof, it’s not too difficult to replace shingles and caulk flashing yourself. Cost: about $30 for a bundle of shingles and $9 for roofing caulk. (The cost will depend on the type of shingle; asphalt and composite shingles are the least expensive and slate is typically the priciest.) Allow a half-day to make a few shingle repairs.
Reseal with caulk any metal and vinyl flashing around chimneys, skylights and attic vents that have separated. You may need to replace flashing and vent boots that are beginning to rust or deteriorate.
Paying for Professional Roof Repairs
Contact pro roofing companies and seek at least two bids for repair work. You can use a handyperson for minor fixes and possibly shave costs, but they should be bonded, have proof of liability and have workers’ compensation insurance.
Here are some common repairs and costs:
- A few broken or missing shingles: $150 to $400
- Large repairs (10 ft. by 10 ft. section of roofing): asphalt, $350 to $1,000; wood, $500 to $1,500.
- Replacing flashing or boots around chimneys, skylights and vents: $200 to $500.
Clearing Your Roof of Moss
Begin eradicating moss in the fall. Apply a moss killer intended for roofs (granules for lawn-use contain iron which will stain a roof).
In the spring, lightly use a broom to remove the remaining dead moss. Spread moss killer along the ridge of the roof and on any remaining green patches. Cost: about $30 for moss killer to treat 3,000 sq. ft. of roof. Allow about three hours to sweep the roof, clear the gutters and apply the granules.
Finding Early Signs of a Roof Leak
A yearly roof checkup is great but problems can occur at any time. Early signs of trouble include:
- Dark areas on ceilings
- Peeling paint on the underside of roof overhangs
- Damp spots alongside fireplaces
- Water stains on pipes venting the water heater or furnace
If you find worrisome signs, get a professional assessment, especially if the roof is old or there has been a storm with heavy wind or hail. Some roofing companies do this free. Hiring a specialized roof inspector who uses drone or infrared technology could cost as much as $600.
Replacing Your Roof
If your roof is 15 years old or more, it may be due for replacement. The national median cost for a new roof is $12,000, according to the “Remodeling Impact Report” from the National Association of Realtors® (NAR). You should recover your investment if you decide to sell the home.
Not only that but you’re bound to be glad you replaced your roofing. Homeowners polled for the NAR report gave their new roofing a joy score of 9.2 out of 10 – a rating based on those who said they were happy or satisfied with their remodeling project.
Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®.