When you changing roofs?

[bensbrother]

We built our house in Calgary in 2011. When do you guys think we need to budget to change out our roof? I’m hearing a huge range from 15 to 30 yrs. We don’t have a fancy roof, your basic builder grade black shingle. Roof looks like it’s in good shape, no history of leaks or issues.

Life is getting expensive so want to budget for this butt hurt.

[schurchill39]

Get roofers out for a general inspection. They should be able to give you a pretty good idea. My inlaws did this back in Saskatoon a few years back so they could start budgeting for it as theirs was coming up on 18 years. They ended up selling the house before they needed to but the guys they had inspect it figured they had 3-5 years before they should probably replace it which gave them a piece of mind. I can't imagine that cost them more than a couple hundred bucks.

[ShermanEF9]

If its not lifting, sun damaged, or missing any of the material, you're probably still okay.

[ExtraSlow]

A homeowner can do a quick visual inspection. Lifting, cracking, missing shingles etc are easy to spot. Inspect sealant or caulking around penetrations. If it looks wrong, it's usually wrong.

[Nufy]

Do people budget for roof replacements ?

Step 1: Just wait for the next major hailstorm...

Step 2: Profit ??

[suntan]

The basic Iko shingles are actually good. They're fine for 25 years. Sure as hell did better than their recycled paper lineup.

[Tik-Tok]

You'd be surprised how shitty shingles can look and still do their job. Back when I did roofing as a summer job as a teen, I replaced roofs that looked like this, but were still fully functional. The only problem is when they get like this, they're more prone to being ripped off by high wind storms. You're likely going to get 30+ years out of any asphalt shingle roof in Calgary, unless it gets hail damaged.

[ExtraSlow]

This quote is hidden because you are ignoring this member. Show Quote

Do people budget for roof replacements ?

Step 1: Just wait for the next major hailstorm...

Step 2: Profit ??

So, I think all Alberta insurers now pay out roof damage from storms in a pro-rated fashion, which means, no more free roof after a minor hailstorm. They also, now more than before, prefer to repair small portions of the roof that might show obvious storm damage, rather than replace the entire roof.

[pheoxs]

This quote is hidden because you are ignoring this member. Show Quote

So, I think all Alberta insurers now pay out roof damage from storms in a pro-rated fashion, which means, no more free roof after a minor hailstorm. They also, now more than before, prefer to repair small portions of the roof that might show obvious storm damage, rather than replace the entire roof.

Yup, 10+ year old roof, OP would likely get minimal payout from insurance if anything at all. I think they said after 5 years the payout starts to drop off (on 25 year shingles).

So as advice to anyone getting your roof replaced, paying for the more durable 40 or 50 year shingles is worth the investment because when the inevitable storm comes through, you'll likely get a larger pro-rated payout for the next roof. Though do also make sure to update your insurance to include that you have those over budget shingles.

[mr2mike]

This quote is hidden because you are ignoring this member. Show Quote

You'd be surprised how shitty shingles can look and still do their job. Back when I did roofing as a summer job as a teen, I replaced roofs that looked like this, but were still fully functional. The only problem is when they get like this, they're more prone to being ripped off by high wind storms. You're likely going to get 30+ years out of any asphalt shingle roof in Calgary, unless it gets hail damaged.

That was my roof when I bought. No leak through either.
Insurance wouldn't cover me until that was replaced upon possession.
Maximized shingle life.

I think after 10yrs you only get $2k or less insurance on your roof which will likely cost $18k+ nowadays.

[JordanLotoski]

This quote is hidden because you are ignoring this member. Show Quote

We built our house in Calgary in 2011. When do you guys think we need to budget to change out our roof? I’m hearing a huge range from 15 to 30 yrs. We don’t have a fancy roof, your basic builder grade black shingle. Roof looks like it’s in good shape, no history of leaks or issues.

Life is getting expensive so want to budget for this butt hurt.

I have a great roofer- he does replacement or annual maintenance

Done right roofing- Chris 403-815-0134

[msommers]

This quote is hidden because you are ignoring this member. Show Quote

That was my roof when I bought. No leak through either.
Insurance wouldn't cover me until that was replaced upon possession.
Maximized shingle life.

I think after 10yrs you only get $2k or less insurance on your roof which will likely cost $18k+ nowadays.

It's 18K for an average roof now?!

[Swank]

This quote is hidden because you are ignoring this member. Show Quote

It's 18K for an average roof now?!

Isn't that the average paycheque for Beyonders? Shouldn't have to budget for that.

[max_boost]

It’s not how much you make
It’s how you save
Gimme your lowest rock bottom price and take another 10-20% off

[dj_rice]

Check when/if your neighbors are replacing their roofs. Most of your neighbors house are built around the same time so if they are replacing, yours should be coming.

[Twin_Cam_Turbo]

$18k seems cheap for a roof.

[Darell_n]

I change to my studded winter roof usually the start of November

[Nufy]

This quote is hidden because you are ignoring this member. Show Quote

$18k seems cheap for a roof.

Its been about 10 years but I paid 6K for my house and garage to be fully re-done thru insurance.

About 2000 sg ft in total including replacing some dry rot.

Pricing gotten that bad recently ?

[ThePenIsMightier]

This quote is hidden because you are ignoring this member. Show Quote

A homeowner can do a quick visual inspection. Lifting, cracking, missing shingles etc are easy to spot. Inspect sealant or caulking around penetrations. If it looks wrong, it's usually wrong.

Not everyone has an eye for bad caulk.

[dj_rice]

Man ya'll living in 10000 sq foot mansions or what? $18k for a roof is cheap?? All the quotes I got last year were $5-9K