The life of your roof
How much does a new roof cost?
Prices vary based on the size, but you can expect to pay $100+GST per m2 for materials and installation, making a standard 150 m2 four-bedroom house cost around $18,000 including GST.
Scaffolding costs will usually be on top of that and could be $2,000 or even $6,000 for a double-story home.
Roofing repairs or roof replacement – which is more cost-effective?
New roofing is expensive, but so can roofing repairs. A recent Stuff.co.nz article suggested that in some scenarios, “patching a roof could be half the price of a new roof”. It also suggested repairs may cost “a third, or a quarter of the cost (of a new roof) which might keep it going another five years”.
The answer as to what is more cost-effective depends on the state of the roof and your budget. If you’re planning to sell your home shortly, an old roof will be identified by buyers as a way to get the asking price down.
A new roof is an asset in the housing market - in most cases, a new roof makes the home more saleable and makes it more competitive against similar properties.
Selecting an Auckland Roofer - 10 things to ask before agreeing to a quote or estimate
Once you’ve chosen a roofer that meets your needs, you need to talk and agree on several essential points. Specifically, these are:
The best way to address these issues is to agree to everything up front in a written contract. This gives you a record of your expectations and protects both you and the roofer. While such an agreement is recommended for roofing replacements, it can also be used for smaller roofing repair work.
Be aware – the replacement of roofing material due to movement and age is deemed to be general home maintenance and therefore, does not require Auckland Council consents. However, check with your roofing company about this.
Paying a roofing contractor
How much should I expect to pay for roofing repair or replacement?
Winter is here so now is a good time to check the health of your roof - and don't worry, there are no ladders involved.
INTERNAL CEILING + WALL CHECKLIST: Take a look at the rooms in your home and get in touch if you see any of these signs:
Every year, homeowners discover they need to repair or replace their shingles, either because they’re old or the last storm damaged them. Even though it’s inevitable your roof will need replacing at some point, to prevent costly repairs and increase its lifespan, it’s vital to maintain roof shingles. There are several steps you can take to maintain your roof, so scroll down to learn how and when to check your shingles.
Roof Shingles Maintenance Checklist
It may seem like an inconvenient chore, but you must check on your roof often, at least every year, or after a big storm or high winds. You don’t need to climb up on your roof; however, take some good binoculars and check for any potential damage. Here’s what to look for:
If you see any of these signs of damage, it’s essential to get them looked at by a professional as quickly as possible. To keep your roof in good condition, wash your roof, which will eliminate not only dirt and debris but get rid of algae that may be growing on your house. To get rid of algae, spray your roof with a 50 percent mix of water and bleach solution. Even though this will kill the algae quickly, you’ll want to install copper strips just beneath your roof’s peak. This will help with the next rain when the copper molecules stream down your roof and kill any future algae.
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High quality roofing tiles are durable, and most will last over a century. It is rare to have problems with anything on a large scale unless the roof tiles were installed incorrectly or the tiles are of low quality. And, while you will spend more initially on a tile roof, over time they can be very cost-effective.
Moss and algae won’t eat through a tile roof very quickly, certainly not as easily as with a wood shake roof. And most of the time, tile roof repair is not as urgent in nature as it is for other materials. Because tile roofs are expensive to install, it is much better to repair the tiles than replace the roof.
The most common two problems with tile roofs are cracked or broken tiles and debris buildup.
As with all roof maintenance, keep overhanging trees cut back to reduce shade and debris. This will slow the development of moss and algae and reduce buildup of debris. To inhibit moss growth you can fit a copper wire net to the ridgeline. Water running over the copper will reduce the amount of moss that grows below it. (If you collect rainwater for drinking, do not use this method.)
Build up of moss and debris in the slots between the tiles can cause water to back up under the tiles. When this happens, it can be difficult to determine the source of a leak. Tiles hang on long strips of wood that run horizontally, so water that gets behind the tiles can follow the boards and cause a leak in another area. Valley sections of the roof are particularly prone to this problem, and should be cleaned every year.
Pressure washing is the most safe and effective way to clean moss and algae.
Fixing and Replacing Broken Tiles
Tiles can break or become damaged by extreme weather conditions such as high winds or large hail, improper installation or from being walked on. When working on the roof, work on planks or a roof ladder. If you walk directly on the tiles, they will break.
If your roof starts shedding undamaged tiles for no apparent reason, it could be that the installer used cheap galvanized nails instead of copper or stainless steel. In this case, relaying all the tiles with the proper nails is the only solution.
Some tiles can be repaired with silicon sealant or adhesive.
To replace a tile, pry up the tile just above the broken one. Break the damaged tile into smaller pieces and carefully remove them. Pry out nails. Spread a small amount of roofing cement along the underside of the replacement and slide it into place. For a single tile replacement, just the adhesive will be sufficient. Press all tiles down snugly.
Matching tile on an older roof can be challenging. Roof tile suppliers that carry a large inventory of salvaged roof tile can be your best option. If you can’t find a match, you can take tiles from a less visible part of the roof and fill that spot with the closest match you find. Use the matching tile on the more visible areas. You can also have custom tiles made, but this is expensive and getting an exact match is not guaranteed.
Fixing Metal Flashings
If you have metal flashings that need repair, often you can lift the tiles just around the flashings, replace them and return the tiles. You may also find and replace broken tiles at this time. Whether you do the work yourself or hire a roofer, care is needed when working on a tile roof or you will cause more damage than you repair.
Missing shingles, granules filling the gutters, water stains on the ceiling after rainstorms—they all point to roofing problems. Pay attention to these warning signs and act before the problem gets worse and more expensive to fix.
1. Problem: Water Spots on your Ceiling
What the Roof is Trying to Tell You: The roof has a leak, which can be tricky to pinpoint. "A slow leak is harder to find than a big leak," says Joan Crowe, director of technical services for the National Roofing Contractors Association (NRCA). "If it's just a couple of drips, it can be hard to find."
What can make a leak especially difficult to locate is the fact that water doesn't necessarily drip straight down. It can travel along roof panels or lumber in the attic before dripping onto your insulation and leaving the telltale yellow water spot on your ceiling. That means the leak can be far away from where the ceiling shows damage. Unless you have good detective skills when it comes to roof leaks, you'll want to enlist a roofing contractor to help track down the cause of the problem.
Crowe points out that water spots on the ceiling don't automatically mean the roof is leaking. "It could be caused by windows, condensation, plumbing, or even condensation on the plumbing pipes," she says. However, if the spots only appear, darken, or grow in size after it rains, the roof is likely the culprit.
2. Problem: Water Spots Appear on Exterior Walls
What the Roof is Trying to Tell You: The step flashing where the roof meets a wall is loose, rusted, or otherwise damaged.
As with water spots on the ceilings, if the damage appears or gets worse after rain, the problem is most likely the flashing. Replacing step flashing can be tough, because it has to integrate with the roof and adjacent siding, so roofing skills are needed to tackle this job and stop the leak. One other possibility: Crowe says places where two different siding materials butt together and leave gaps or leaky windows could also be to blame.
3. Problem: Your Gutters are Filled with Granules and Wash out the Downspouts
What the Roof is Trying to Tell You: The shingles are deteriorating or reaching the end of their lifespan.
"Granules do come off, and they do collect in the gutters," Crowe says, adding that some loose granules are not necessarily a cause for concern. However, if you suddenly notice a lot of the granules flowing out of the downspouts every time it rains, the next step is to get on a ladder and examine the shingles to see if they look "exposed" because most of the granules are gone.
Granules protect against the sun's UV rays, so once they're gone, the shingles can become brittle. In extreme cases, shingles can have smooth or bald spots where all of the granules have completely fallen off.
Losing the granules often means the shingles are old. "The shingles are aging," Crowe says. "They're near the end of their service life." And that means you'll need to replace them. Before you start the project yourself or call a pro to get a quote, Crowe recommends calling the manufacture to see if the shingles are still under warranty.
4. Problem: Cracking Shingles
What the Roof is Trying to Tell You: The granules have probably worn off, allowing the shingles to become brittle. They probably need to be replaced.
Another symptom of the same disease. Perhaps you didn't notice the granules washing away, but if you see signs of cracking in your shingles, then it probably means they are being exposed to direct sunlight and are wearing out. "The shingles are approaching the end of their service life," Crowe says. "Asphalt shingles don't like heat."
Again, check whether your shingles are warrantied, especially if they're not supposed to be near the end of their lifespan but you're seeing cracks nonetheless.
5. Problem: Shingles are Cupping
What the Roof is Trying to Tell You: The attic may not be properly vented, and you might need to reshingle.
When shingles get old and worn out, the ends sometimes start to cup—the corners turn up or the shingles look wavy. An attic that's not vented properly can exacerbate this problem. If the attic gets too hot, it can heat up the roof, which consequently heats up the underside of the shingles. The heat can cause the shingles to age faster and start to cup. Eventually, that can allow wind-blown rain to work its way under the shingles and leak into the house.
Crowe says that the age of the shingles is more of factor than a hot attic when it comes to cupping or wavy shingles. "There's no data that shows cupping is solely based on the attic being too hot," she says. "The attic may contribute to the problem, but it won't cause the problem by itself."
6. Problem: The Roof is Missing Shingles
What the Roof is Trying to Tell You: You might have a critter getting on your roof, or the sealant strip under the shingles may have been damaged.
A furry animal scurrying around on your roof could be responsible for loose or damaged shingles, Crowe says. "A critter can really do some damage." If tree branches are near or touching the roof, they can provide a pathway for animals. So trim them back.
Shingles have a sealant on their underside that helps hold the shingles in place, Crowe explains. If the shingles become old and brittle, the sealant can fail and the shingles, even when nailed down properly, can come loose in severe winds. "It really takes a good wind to knock them off," Crowe said.
When shingles do come loose, they need to be replaced. "Singles rely on an overlapping pattern to keep out water," Crowe notes. If missing shingles interrupt that pattern, water can leak into the house.
7. Problem: The Roof Leaks when the Temperature Fluctuates Between Warm and Freezing
What the Roof is Trying to Tell You: You probably have ice dams. Ice dams are caused by freeze-and-thaw cycles that allow ice to build up on the roof and block melting snow from draining off. That backed-up water can get under the shingles and leak inside. Ice dams can form in as little as 1 or 2 inches of snow.
"It's hard to do anything about them after the fact," Crowe says. Newer roofs typically have an ice-and-water barrier installed along the eaves, where the dams typically form, to prevent the water from leaking inside. There are ice-dam cables you can install on your roof, which heat up to prevent ice dams from forming at the eaves. But the National Roofing Contractors Association does not endorse them. "You're combining water and electricity, which is never a good idea," Crowe points out. "You're also heating the roof, which isn't good."
Ensuring the attic is well-insulated can help prevent the dams from forming, because it helps to stop warm air from escaping into the attic and melting the snow on the roof. Proper attic ventilation can also prevent them by keeping the attic cooler.
8. Problem: There are Black Stains on the Roof
What the Roof is Trying to Tell You: There are algae growing on the shingles.
Although this looks ugly, it doesn't create other problems with the roof. "It's an aesthetic thing," Crowe said. She doesn't recommend cleaning the shingles with a power washer. "It's so powerful that it might take off the granules."
Placing zinc strips near the ridge of the roof that release a fungicide when it rains can kill the algae. Or you can replace your existing shingles with algae-resistant ones the next time you reroof.
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