Don’t Wait for a Leak to Replace Your Roof

It’s one of the biggest and most costly mistakes homeowners make: They pay no mind to an aging roof until they see a leak from the inside. But by the time water damage becomes visible from inside the home, there may already be extensive rot and mildew between the ceiling and roof.

Suddenly, instead of just replacing shingles or laying down new pitch and gravel on a rooftop, your contractor may be cutting into drywall or replacing sections of the ceiling and roof. In some cases, you may have to go through a costly mold remediation project.

Reminder: Unless the damage can be traced to a specific wind or weather event, chances are insurance won’t pay for damage caused by a leaking roof. Insurance is there in case an act of God or vandalism forces you to replace your roof prematurely. You alone are responsible for replacing your roof before wear and tear causes a problem.

To avoid needless expenses, replace your roof before it leaks. If there is localized wear and tear while the rest of the roof is still in good condition, fix the problem, including replacing any damaged shingles.

How do you know when it’s time? Look for these signs:

• Do you smell mold in your attic? Are there dark or discolored spots on the wood or drywall in your attic space? Is the insulation discolored or wet? Get up there with good lighting on a regular basis and inspect it. You want to catch any damage before it spreads to your living area.
• Is there a lot of moss growing on your roof? Moss can add weight to roofs, store moisture that causes wet rot and mold damage and compromise the structural integrity of your roofing materials.
• Are asphalt shingles losing granules? The granules on asphalt shingles are vital barriers to sunlight, which can cause the tile to shrink and expand with temperature changes. When granules are missing, the tile is exposed to the elements and can lead to cracking and leaks. If the shingles are curling or cracking, it’s time to replace them because the barrier to water has been compromised.
• Check flashings and caulking around joints, angles, sunroofs, etc. Are the flashings in good shape? Is the caulking still intact, or is it cracking or separating? Repair these vulnerable areas before the next rain pushes water into the gaps.
• Check the area around chimneys. This is a notoriously vulnerable spot on roofs because roofing materials expand and contract more than the chimney, creating gaps.

Is your new roof a covered claim?

Keep in mind that even in the event of a windstorm or other insurable event, your homeowner’s insurance policy may not cover the full cost of replacing a damaged roof.

That’s because many policies don’t cover roof replacement costs but instead pay the actual cash value of the roof.

Actual cash value only pays the depreciated value of the roof, after the deductible. The older the roof, the lower the actual value. As the roof approaches its scheduled replacement date, its depreciated value approaches zero.

In addition, your insurance is unlikely to cover a roof damaged by wear and tear that no longer protects the home from water seepage. Insurance typically covers roof damage only if it is sudden and accidental, such as a tree limb falling on the roof.

Finally, you should know that more insurers are getting picky about homes with older roofs. Some won’t insure a home with a shingle roof that’s 10 years or older, for example. Others won’t insure a home if there is mold growing on the roof.