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Roof repair alternatives Una 12-09-2007
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Posted by Una on December 9, 2007, 1:03 pm
I am considering alternatives re how to repair an old, leaking roof.

The roof has a shallow pitch (4 in 12?) and a single layer of asphalt
shingles in bad condition. They are not curling much but they are
badly weathered and missing many edges. And there are plenty of leaks.
I don't know how long the roof has been leaking; it leaked already
when we bought the house last year. (We factored the cost of a new
roof into the purchase price.)

Part of the roof is over an attic. Under the shingles is tar paper
over sheathing. From inside the attic (crawl space) in many spots
the sheathing is cracked or broken. The roof has an 18" overhang
and neither soffits nor ridge are vented. The attic has gable ends
with vents but at one end the vent is covered with siding.

Another part of the roof is over an addition with a ceiling of
exposed rafters and tongue&groove boards. I don't know what lies
between the asphalt shingles and the ceiling. Probably not much,
because the addition gets very cold in winter and hot in summer.

The house is in very sunny and dry New Mexico at 7000' elevation
(so nights are cold). It has no AC nor a swamp cooler but is cool
in summer thanks to deciduous trees that overhang the west side
of the house (blocking afternoon sun) and good cross ventilation.
The climate is "high desert", so heavy snows, monsoon rains, and
significant hail storms are normal.

A recommended local roofer proposes to strip the old shingles then
install new shingles. I anticipate once the old shingles are off
I will hear that the sheathing needs repairs and the roof needs to
be vented. Should I go with stripping the old shingles? Should I
plan to replace the sheathing?

        Una


Posted by Phisherman on December 9, 2007, 5:31 pm
On Sun, 09 Dec 2007 18:03:03 GMT, una@att.net (Una) wrote:

>I am considering alternatives re how to repair an old, leaking roof.
>
>The roof has a shallow pitch (4 in 12?) and a single layer of asphalt
>shingles in bad condition. They are not curling much but they are
>badly weathered and missing many edges. And there are plenty of leaks.
>I don't know how long the roof has been leaking; it leaked already
>when we bought the house last year. (We factored the cost of a new
>roof into the purchase price.)
>
>Part of the roof is over an attic. Under the shingles is tar paper
>over sheathing. From inside the attic (crawl space) in many spots
>the sheathing is cracked or broken. The roof has an 18" overhang
>and neither soffits nor ridge are vented. The attic has gable ends
>with vents but at one end the vent is covered with siding.
>
>Another part of the roof is over an addition with a ceiling of
>exposed rafters and tongue&groove boards. I don't know what lies
>between the asphalt shingles and the ceiling. Probably not much,
>because the addition gets very cold in winter and hot in summer.
>
>The house is in very sunny and dry New Mexico at 7000' elevation
>(so nights are cold). It has no AC nor a swamp cooler but is cool
>in summer thanks to deciduous trees that overhang the west side
>of the house (blocking afternoon sun) and good cross ventilation.
>The climate is "high desert", so heavy snows, monsoon rains, and
>significant hail storms are normal.
>
>A recommended local roofer proposes to strip the old shingles then
>install new shingles. I anticipate once the old shingles are off
>I will hear that the sheathing needs repairs and the roof needs to
>be vented. Should I go with stripping the old shingles? Should I
>plan to replace the sheathing?
>
>        Una

Remove shingles and tar paper, do necessary repairs, add vents. Should
last 20 years, maybe more. Layering over old shingles might over
burden your roof when it needs that strength to hold the snow.

Posted by franz frippl on December 9, 2007, 8:07 pm
On Sun, 09 Dec 2007 18:03:03 +0000, Una wrote:

> I am considering alternatives re how to repair an old, leaking roof.
>
> The roof has a shallow pitch (4 in 12?) and a single layer of asphalt
> shingles in bad condition. They are not curling much but they are badly
> weathered and missing many edges. And there are plenty of leaks. I
> don't know how long the roof has been leaking; it leaked already when
> we bought the house last year. (We factored the cost of a new roof into
> the purchase price.)
>
> Part of the roof is over an attic. Under the shingles is tar paper over
> sheathing. From inside the attic (crawl space) in many spots the
> sheathing is cracked or broken. The roof has an 18" overhang and
> neither soffits nor ridge are vented. The attic has gable ends with
> vents but at one end the vent is covered with siding.
>
> Another part of the roof is over an addition with a ceiling of exposed
> rafters and tongue&groove boards. I don't know what lies between the
> asphalt shingles and the ceiling. Probably not much, because the
> addition gets very cold in winter and hot in summer.
>
> The house is in very sunny and dry New Mexico at 7000' elevation (so
> nights are cold). It has no AC nor a swamp cooler but is cool in summer
> thanks to deciduous trees that overhang the west side of the house
> (blocking afternoon sun) and good cross ventilation. The climate is
> "high desert", so heavy snows, monsoon rains, and significant hail
> storms are normal.
>
> A recommended local roofer proposes to strip the old shingles then
> install new shingles. I anticipate once the old shingles are off I will
> hear that the sheathing needs repairs and the roof needs to be vented.
> Should I go with stripping the old shingles? Should I plan to replace
> the sheathing?
>
>         Una

FEMA's approach has always been a large blue tarp.

Posted by Cshenk on December 9, 2007, 11:24 pm
Una one added part. Before you contract, find out from the various folks
how much it will cost per panel that may have to be replaced. Thats the
hidden 'gotcha' and there can be HUGE differences but once you start, you
have no choice but the follow through. The job has to be finished pretty
quick once started.

You know you have leaks, so you know you have damage. Factor that in, and
the earlier fixed, the cheaper it is.



Posted by Una on December 10, 2007, 12:43 pm
>Una one added part. Before you contract, find out from the various folks
>how much it will cost per panel that may have to be replaced. Thats the
>hidden 'gotcha' and there can be HUGE differences but once you start, you
>have no choice but the follow through. The job has to be finished pretty
>quick once started.

Yup. My thought exactly. I am rather disturbed that the proposal did
not address this likely contingency.

The main roof has sheathing boards now. Can they be mixed with plywood
or OSB underlayment or will I need to stick with boards?


>You know you have leaks, so you know you have damage. Factor that in, and
>the earlier fixed, the cheaper it is.

I hear you. Deferred maintenance usually is *expensive* maintenance,
plus there is the added aggro factor of living with the problem. I do
not like surprise puddles on my kitchen floor. Nor falling ceilings
nor rot in the walls...

        Una


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