[faithfulfrank]

It is usually pretty easy to tell roof condition. Things to look for is the spacing between the tabs, amount of stone on the shingles, brittleness, waviness, etc.

A good Home Inspector should be able to tell you the condition and amount of estimated useful life on a roof.

Florida roofing code is more stringent then many areas. I strongly recommend that ALL roof jobs be tear offs. In many areas it is now required anyway.

There are benefits to having a roof tear off;
1) You get to inspect and replace any bad areas of roof sheathing.
2) Your roof will last longer with a tear off....this difference alone will make up for the cost of a tear off.
3) Roof lays and looks better.
4) Less heat trapped in attic.
5) Less weight on roof.

The newer shingles in many cases are better. You can get them with wind ratings, and the better shingles can lower your homeowner insurance costs.

Note that an 1800 sq ft home is not an 18 square roof, due to overhangs and pitch of the roof and garage space, etc.... My Florida home is only about 1400 sq. ft., but it needed 24 sq of roofing. Roofing is measured in squares, which is a 10'x10' area.

I recently had my Florida home re-roofed. I opted for a full tear off and had the entire roof covered with ice/water shield under the shingles. I also upgraded my ridge vents.

I could have done it myself, but was not going to be down there for that long. I can strongly recommend Eustis Roofing. Great family company that has been doing roofs in the area for over 30 years. Very quality work, and they do roofs in The Villages.

Frank