It has been my experience that a 20 year roof system should be replaced within the last three years of its life expectancy. Now with that said there are exceptions to the that rule, exposure, ventilation, Vegetation, weather conditions, and water infiltration all play a role. I have seen roofs five and ten years past their life expectancy that appear to look good and even infiltration free, that is one of the exceptions. I have seen roof systems 10-15 years old beyond simple repair, due to poor ventilation, vegetation, etc; The point here is if you want to avoid larger more costly problems its good to budget for roof replacement before the life expectancy of the roof system is reached.

Unfortunately many homeowners do not even think about the roof unless there is a leak, out of sight out of mind ! This is not the way you want to handle something as important as this. Proactive is the way to go. When was the last time you went into the attic during a heavy rain? When was the last time you had the gutters and downspouts cleaned? When was the last time you had the roof system inspected? All three of these must do's can save you from unnecessary expensive repairs or replacement.

As a homeowner you should form a relationship with a roofing contractor you can trust. Forming a relationship with a roofing contractor before you need your roof system replaced gives you time to see if they are honest and reliable. Call and ask what the cost of inspecting your roof system would be, ask if they go into the attic, do they physically go up on the roof. They may ask for a brief history of the roof system, let them know what you do know about age, infiltration problem, past repairs, etc; The cost should not be so prohibited that you can't get a second opinion, its cheaper than hiring a bad contractor when your ready to replace the roof system.

Knowledge is key, armed with two inspections you can then choose to repair what's needed to keep the roof system infiltration free or if replacement is needed now or down the road. When it does come time to replace the roof system you will be ahead of the game and know you have the right contractor for the job.

Depending on the size of the roof, pitch, and height of the home you should figure on 100. to 250. dollars for a through inspection. It will be well spent, giving you the knowledge to make an educated decision about a very important, if not the most important component of your home. Give us a call 732-566-0944 Ask for Tony