I recently bought a house with a roof that's 37 years old, and although it doesn't leak and seems to be in decent shape, I'm unsure whether I should replace it now or wait. The house is 1300 sq ft with a steep A-frame slope, and I have no visible leaks in the attic. We probably won't sell for another 5-10 years, and I might consider it as a rental eventually. I'm worried about future roof replacement costs, as quotes I got in 2021 and 2025 showed a 65-70% increase in prices. I also have homeowners insurance that covers roof damage, though I'm not sure how the pro-rated aspect works. Should I proactively replace the roof now, or can it wait?
3 Answers
It sounds like you may not get full insurance coverage if there’s a problem due to the roof's age. Insurers can be picky. I'd recommend replacing it to avoid any future headaches. If you’re not in a rush, shop around and try to get a good contractor lined up so you aren’t pushed into a corner later on.
You might want to consult a couple of roofers for a true assessment. Don't mention the roof's age; just say you don't know how long it has been there. Many factors influence how much longer it will last, and you might get differing opinions. Having multiple estimates can help avoid being ripped off.
Great point! I didn’t think about just asking for a general inspection without mentioning age.
Honestly, a 37-year-old roof is at the end of its functional lifespan. It might be fine now, but when it starts leaking, you'll have to rush to find a contractor. If you replace it now, you can take your time to find a good deal. Plus, who wants to deal with emergency repairs when the roof finally gives out? Better safe than sorry!
Totally agree! It’s better to be proactive. You don’t want to end up with a bigger issue down the road.
Yeah, had a friend go through that, and it was a nightmare with insurance not covering much after a leak.