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A Roof over your investment

A structural consideration when buying a home in Central Texas is the roof.

The last of the BIG THREE structural considerations when buying a home in Central Texas is the roof, the other two being the Foundation and HVAC. I think of them as the BIG THREE, in that the largest amounts of money can easily be spent correcting problems in these areas.

To be sure, plenty of money can be spent on drywall, painting, electrical systems, plumbing and the like, but usually only on major projects or overhauls. Here in central Texas, the predominant type of roofing is the Fiberglass Composition type. We also have a fair amount of clay or concrete tile roofs, and an increasing number of metal panel roofs. Wood shingle/shake roofs, which are still popular on the west coast in California, Oregon, and Washington state, and are rarely seen here in Austin, Texas.

A word or two about tile and metal roofs: Generally these roofs are quite a bit more expensive than composition roofs, often 2 to 4 times the cost. They are regarded as very LONG LIFE roofs - 20 to 50 years is not uncommon for these types. Clay/concrete tile roofs and metal panel roofs also tend to provide superior ventilation for attic spaces (which can rise to 140º F during the summer months in Austin, Texas), which directly affects cooling costs. Metal roofing is generally divided into two main categories: Standing Seam (no exposed fasteners) and "Screw-Down" types. A Standing Seam roofing is somewhat more expensive and has a better, more finished appearance than Screw-Down panels. Screw-Down panel roofs are considered to be "maintenance" roofs, in that the screws used to attach the panels (which have soft rubber grommets near the head of the screw to provide a leak proof seal) tend to work themselves loose over time, and must be re-tightened and sealed periodically (about every 3 to 5 years).

Fiberglass Composition roofing is installed over thick Building Paper (usually 15 to 30 # felt) layered from the eave line to the ridge. Standard FHA minimum quality roofing is usually called 3-tab 20-year (nominal) shingles. A popular higher grade often installed are 25 to 30 year (nominal) Architectural grade shingles (Timberline). These shingles tend to look more like wood shingles as they lay on the roof deck. The 20 to 30 year figures sound impressive: the bad news is that they almost never last anything like that amount of time. Typical replacement age for 3-tab 20-year shingles is 12 to 14 years; typical replacement age for Timberline is maybe 16 to 18 years. Granule deterioration (loss), damage from trees too near the roof deck, and hail are primary culprits here. Hailstorms in central Texas are fairly frequent. Usually hail will not cause immediate leaks, but it can damage the structure of the shingles badly enough that replacement is often warranted. Tell-tale shiny edges of shingles visible from ground level often indicate a roof nearing the end of its life (missing granules exposing shiny fiberglass base).

Another good-news/bad-news scenario: Many Central Texas Homeowners never have to write a check for a new roof, because hail frequently causes the need to replace the roof well in advance of its typical service life, and your Homeowner's Insurance policy usually picks up the Lion's share of the bill (usually subject to a 1% of insured value deductible). This fact goes a long way in explaining why Texas Homeowner Insurance rates are among the highest in the nation. Expert opinions on roof condition/projected maintenance are usually available quickly and at no charge from local reputable Roofing Contractors. While this may seem like asking the Fox to guard the Henhouse, e.g. ("How can I trust the opinion of a tradesman who stands to gain by telling me that my roof is bad?"), the process seems to be rather self-policing: People do not usually just dash off a check for $3,000 to $10,000 to the first roofer who tells them that they need a new roof. Homeowners, when told the roof is bad, will call their Homeowners Insurance Company, who will send out an adjuster who must verify poor roof condition. Hence, it's really not worth the Roofer's time to try to pull the wool over anyone's eyes. You should be aware that Roofing Contractors in Texas are not required to be licensed, so ask for several good recommendations. Time in the business, BBB reports, and good past service to others whose opinions you trust are good things to consider, also be skeptical of any particularly low bid. Profit margins for Roofing Contractors are fairly low, so pricing should not vary widely for good work.

A few do's and dont's about your roof:

• Stay off your roof as much as possible, particularly during the hot summer days. In addition to not being a particularly safe place to be if you're not used to walking roofs, composition shingles can be easily damaged by frequent foot traffic.
• If hail comes through your area, have a reputable roofer examine it for possible damage ("out of sight, out of mind" is not a good theory for Home Maintenance in general, roofing in particular)
• Make sure your attic ventilation is adequate; high attic temperatures for weeks on end can cause hidden and unnecessary roof failures. Power vents, keeping eave vents clear of insulation and shrubbery, and ridge vents are low cost, easy ways to achieve better attic ventilation.
• Keep tree limbs trimmed well away from roof surfaces (I like to trim them 8 to 10 feet away so I only have to do it every 5 years instead of every year). Branches gouging the shingles are not the only threat from trees: accumulated leaves in valleys can cause rot and mildew, and leaves clogging rain gutters can cause expensive-to-repair rot problems to eaves and walls.
• Never let yourself be talked into putting a second layer of roofing over the first just to save money! Proper roofing technique calls for complete stripping of the first roof and installation of new felt before installing the new roof. Why?
  • Roofing over another roof usually invalidates the manufacturer's warranty on his product
  • Roofing materials are heavy: the underlying roof structure of trusses, rafters, purlins, collar ties, and ceiling joists were designed to carry a single roof. Doubling the layers of roofing often results in damaging sagging to the roof deck and the need the re-build the support system.

This is a general article on Roofing, and there may be exceptions to given points. For further information please call or e-mail us, and we'll be happy to answer your questions!

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