An unscrupulous contractor will inform you that water is seeping as a result of the shingles of your roof. To repair it, he will recommend that you will need to tear off all the old layers and construct a new roof — a task that normally costs around $5,000 or more.
Most of the time, roof leaks take place due to the fact that the sealing all around the vent pipes has failed, the metal flashing on the chimney has deteriorated, or the connections in between roof sections have eroded. Replacing the sealing or flashing, simply and cheaply, will usually resolve the issue.
Normally, an asphalt shingle roof lasts 15 to 20 years. You may need to have your roof replaced if you see curling or missing shingles, or if a significant quantity of granular materials from the shingles is collecting in the gutters.
Do not let yourself get talked in to allowing the bad roof to be torn off, at a possible 50% increase in expenses, unless of course your building code requires it. A lot of places will permit a second or even third asphalt roof to be installed if the home's framing can withstand the additional weight.
And beware a roofer who says you require a completely new deck (the wood base beneath the shingles). That will end up costing you thousands of dollars more. In fact, an entirely new deck is necessary in only about one in a thousand times. Normally only a portion of a deck needs to be replaced, but only if it is rotted.
