Roof replacement

[villagetinker]

I posed this question to an advertiser, and almost immediately the entire thread disappeared so let's get some other thoughts and opinions.

If the insurance companies are going to force you to replace your roof every 10 to (if you are lucky) 15 years, why would you go for the expensive long life roof shingles? I was thinking about this as an acquaintance spent several thousand dollars extra for 25 or 30 year shingles. I am thinking I would go cheap as I will either be dead or I will have saved a lot of money. I have not heard of any insurance company requirements for the QUALITY OF THE SHINGLES.

Looking forward to some inciteful discussion on this.

[retiredguy123]

I didn't know you could buy a cheaper asphalt shingle. Can you provide some information about it?

[retired guy]

Has anyone ever considered a metal shingle? Are the allowed?
I have them on my house in Pa., they look like a standard shingle only have a shine.
Looks like the will hold up to the wind 120 mph & hail here & have a 40 yr. warranty.
Check out Kasselandirons.com Kasselwood steel shingle.

[biker1]

If you are talking 3-tab shingles to get the cost down as low as possible, I would think twice about that. What you have is probably architectural shingles. Perhaps Certainteed Landmark, a pretty common architectural shingle used around the time your house was built. I think that is the least you would want to do for the aesthetics. You can spend more for a different look and possibly a longer life.


I posed this question to an advertiser, and almost immediately the entire thread disappeared so let's get some other thoughts and opinions.

If the insurance companies are going to force you to replace your roof every 10 to (if you are lucky) 15 years, why would you go for the expensive long life roof shingles? I was thinking about this as an acquaintance spent several thousand dollars extra for 25 or 30 year shingles. I am thinking I would go cheap as I will either be dead or I will have saved a lot of money. I have not heard of any insurance company requirements for the QUALITY OF THE SHINGLES.

Looking forward to some inciteful discussion on this.

[Arctic Fox]

Has anyone ever considered a metal shingle? Are the allowed?

I received permission from ARC for a metal roof "as long as it looks like shingles" - presumably rather than sheet metal - but opted for the regular shingles.

I was also tempted by a Tesla roof, but that was too expensive as a part-time resident.

Either way, it would be worth checking with your insurance company that they wouldn't insist on replacing it every 15-20 years.

[CarlR33]

You would think if roof shingles were an “issue” in this part of the country they would consider alternatives. We visited another FL retirement village over near the Gulf and all those homes had the tile roofs.

[Topspinmo]

I didn't know you could buy a cheaper asphalt shingle. Can you provide some information about it?

Todays prices like like $39 square or $59 square for asphalt shingles. 3 tab shingles are $35 square.

[Topspinmo]

If you are talking 3-tab shingles, I would think twice about that, assuming they still make them. What you have is probably 25 year architectural shingles (which doesn’t mean they will last that long). Perhaps Certainteed Landmark. I think that is the least you would want to do for the aesthetics. You can spend more for a different look and possibly a longer life.

Yes they still make them for $35 square, my 3 tab roof was still in good shape, no leaks, no buckling, loosing little sand after 21 years. I had to replace perfectly good roof just to get insurance. I still see 3 tab roofs around villages.

[4$ALE]

Yes they still make them for $35 square, my 3 tab roof was still in good shape, no leaks, no buckling, loosing little sand after 21 years. I had to replace perfectly good roof just to get insurance. I still see 3 tab roofs around villages.

:shrug: I could be wrong, but don't think so. Are you sure about what you posted? I have done some roofing in my day. $35.00 a square for 3 tab shingles??? Maybe $35.00 a bundle - 3 bundles to a square - that would be $105.00 a square (material only). That was the price some years ago..... have no clue what it is now. I just KNOW it's NOT $35.00 a square. :)

[Randall55]

This is a question that needs to be answered by your insurance company. They have at risk data they rely on to set rates. If their data shows cheaper roofs fail more often, you will be looking at a higher insurance rate. I suppose one would have to look at the amount saved on the cheaper roof vrs the possible hike in insurance to determine which is more cost-effective.

[Stu from NYC]

This is a question that needs to be answered by your insurance company. They have at risk data they rely on to set rates. If their data shows cheaper roofs fail more often, you will be looking at a higher insurance rate. I suppose one would have to look at the amount saved on the cheaper roof vrs the possible hike in insurance to determine which is more cost-effective.

Interesting. Problem as I see it is after 5-10 years will you still have the same insurance company. What one says might be different down the road from another.

[gorillarick]

Isn't it a bummer that metal roofs are used on rec centers and neighborhood postal/pool buildings, but we're required to have ugly shingle roofs that are mostly excellent at heating our attics?

The Villages would have been a modern and young looking place if metal had been used on all roofs for the past 30 years. Really nothing different here than in 90% of the humdrum cookie-cutter homes throughout the US.

Yeah, they're more expensive; but they last longer, more energy efficient, and better storm protection.

[Topspinmo]

:shrug: I could be wrong, but don't think so. Are you sure about what you posted? I have done some roofing in my day. $35.00 a square for 3 tab shingles??? Maybe $35.00 a bundle - 3 bundles to a square - that would be $105.00 a square (material only). That was the price some years ago..... have no clue what it is now. I just KNOW it's NOT $35.00 a square. :)

You’re right it was bundle prices was from Lowe’s

[Topspinmo]

Isn't it a bummer that metal roofs are used on rec centers and neighborhood postal/pool buildings, but we're required to have ugly shingle roofs that are mostly excellent at heating our attics?

The Villages would have been a modern and young looking place if metal had been used on all roofs for the past 30 years. Really nothing different here than in 90% of the humdrum cookie-cutter homes throughout the US.

Yeah, they're more expensive; but they last longer, more energy efficient, and better storm protection.

If you look at townhouses around Spanish springs you will see all three with different colors on same townhouses. Shingles, tile, and metal, all mixed colors. Looks like _____ to me.

[Topspinmo]

You would think if roof shingles were an “issue” in this part of the country they would consider alternatives. We visited another FL retirement village over near the Gulf and all those homes had the tile roofs.


IMO In central Florida Shingles are not problem, suspicion inspectors are the problem, most shingle in Florida last 20 years or more unless there was unusual weather incident.

[Topspinmo]

This is a question that needs to be answered by your insurance company. They have at risk data they rely on to set rates. If their data shows cheaper roofs fail more often, you will be looking at a higher insurance rate. I suppose one would have to look at the amount saved on the cheaper roof vrs the possible hike in insurance to determine which is more cost-effective.

Like going get straight answer out of them:D

[Topspinmo]

Todays prices like like $39 bundles or $59 for asphalt shingles. 3 tab shingles are $35 .

Corrected used wrong terminology.

[Stu from NYC]

IMO In central Florida Shingles are not problem, suspicion inspectors are the problem, most shingle in Florida last 20 years or more unless there was unusual weather incident.

Roofing companies who do an inspection planning on telling the homeowner he needs a new roof and than insurance companies paying for the roof without doing an independent inspection.

[margaretmattson]

Like going get straight answer out of them:DI speak with my insurance agent anytime I am planning to make modifications in my home. In this case, I would explain that I am planning a new roof. I would then ask what my rate would be if I replaced with cheaper shingles. I have never met an agent who would not supply a new rate.

I have learned that it is better to be upfront than trying to hide the cheaper modification. They are going to notice the cheaper shingles sooner or later and you will be forced to pay the increased insurance rate. With the information at hand, you can decide which route is better BEFORE spending your money on the modification.

The question seems to be: would you rather have a cheaper roof with possible higher insurance rates and risk OR expensive shingles with possible lower insurance rates and risk?

[C. C. Rider]

I speak with my insurance agent anytime I am planning to make modifications in my home. In this case, I would explain that I am planning a new roof. I would then ask what my rate would be if I replaced with cheaper shingles. I have never met an agent who would not supply a new rate.

I have learned that it is better to be upfront than trying to hide the cheaper modification. They are going to notice the cheaper shingles sooner or later and you will be forced to pay the increased insurance rate. With the information at hand, you can decide which route is better BEFORE spending your money on the modification.

The question seems to be: would you rather have a cheaper roof with possible higher insurance rates and risk OR expensive shingles with possible lower insurance rates and risk?

But there is no guarantee that the answer that you get from your insurance company today will still be their policy a year or two down the road. What's permissible today may be prohibited in a couple of years.

So, if you spend several thousand extra dollars thinking that it will give you a longer life on your roof shingles, a change in requirements by your insurance company a year or two later can mean that the extra money you spent is just money that's down the drain.

.

[Randall55]

But there is no guarantee that the answer that you get from your insurance company today will still be their policy a year or two down the road. What's permissible today may be prohibited in a couple of years.

So, if you spend several thousand extra dollars thinking that it will give you a longer life on your roof shingles, a change in requirements by your insurance company a year or two later can mean that the extra money you spent is just money that's down the drain.

. The insurance agent's immediate answer will give you insight. If they have different rates for types of shingles, this will not change in the future. Cheaper shingles will always carry a higher rate. It is an at risk assessment. Homes that have a higher risk potential always pay higher rates.

Manufacturers of building materials supply an estimated life expectancy.They supply a warranty for defect.

Insurance companies compile data from claims paid. They use this data to assess at risk. If many claims were made by homeowners with cheaper shingles, future policy holders will pay more if their homes have these types of shingles. Once this assessment is made, it will not change.

BTW: a roofer charges labor when placing a new roof. This cost will not change no matter if you choose to use cheaper shingles. Your savings will only be the difference in cost of the shingles. A roofer will place whatever shingles the homeowner decides as long as they meet building code. There is no reason to force any owner to purchase expensive singles.

Don't forget about ARC approval. They may not allow the choice to use a different type of shingle.

[retiredguy123]

Personally, I would not try to save money on roof shingles. I would go with the standard Villages type used on most houses. You never know when you may need to make a repair and to match the existing shingles.

[Shipping up to Boston]

https://www.google.com/url?q=https://www.tesla.com/solarroof&sa=U&ved=2ahUKEwjO0PrP9OaEAxWKlIkEHUNQA54QFnoECAoQAg&usg=AOvVaw1vxKh_ZD_FLPklO79LeG1e


A guy can dream can’t he?!
Love this whole concept...not sure if it is allowed or price point but Tesla and its competitors appear to say its a 25 year option. As always I’d love the feedback

[Heytubes]

Unfortunately the roofers in this area are overcharging. Three years ago I got quotes for replacing my roof, 1527 sf, from $12,600 to $15,400 with architectural shingles. Told the follow-up call from the sales rep I’d pay them $8500. They said no can do. I told him I have roofers I use in my skylight business in Atlanta that I’d bring down and with travel, hotel, etc., I get it done for less than $8500. Twenty minutes later I get a call back and they accepted my offer. Paid an extra $500 for some sheathing replacement but saved thousands just by letting them know I knew what real costs are. Of course they didn’t know that I did not have a license from the Florida State Construction Licensing Industry Board nor WC for Florida. Most people here never check the board’s online access regarding licenses for contractors. Unlicensed contractors here have actually been arrested on the job and taken to jail for not having a state license. Buyer, beware.

[Shipping up to Boston]

Unfortunately the roofers in this area are overcharging. Three years ago I got quotes for replacing my roof, 1527 sf, from $12,600 to $15,400 with architectural shingles. Told the follow-up call from the sales rep I’d pay them $8500. They said no can do. I told him I have roofers I use in my skylight business in Atlanta that I’d bring down and with travel, hotel, etc., I get it done for less than $8500. Twenty minutes later I get a call back and they accepted my offer. Paid an extra $500 for some sheathing replacement but saved thousands just by letting them know I knew what real costs are. Of course they didn’t know that I did not have a license from the Florida State Construction Licensing Industry Board nor WC for Florida. Most people here never check the board’s online access regarding licenses for contractors. Unlicensed contractors here have actually been arrested on the job and taken to jail for not having a state license. Buyer, beware.

Wow, what a great plan though if it actually played out...

[jenkinster]

If you are talking 3-tab shingles to get the cost down as low as possible, I would think twice about that. What you have is probably architectural shingles. Perhaps Certainteed Landmark, a pretty common architectural shingle used around the time your house was built. I think that is the least you would want to do for the aesthetics. You can spend more for a different look and possibly a longer life.

A lot of insurance companies no longer accept 3-tab shingles

[Jameson]

Our home had a 15 year old architectural shingle roof when we bought it. I expected the common response from insurance to replace it however an inspection (their choice who) determined it was good for another 5-10 years. I haven't priced roofs yet but it sounds like architectural shingles cost maybe $700 more over 3 tab shingles. Other than the additional life it seems like they may give more protection with higher wind ratings. Possibly avoiding a damaged roof in a storm and the resulting damage in the home sounds like a good investment.

[seecapecod]

I posed this question to an advertiser, and almost immediately the entire thread disappeared so let's get some other thoughts and opinions.

If the insurance companies are going to force you to replace your roof every 10 to (if you are lucky) 15 years, why would you go for the expensive long life roof shingles? I was thinking about this as an acquaintance spent several thousand dollars extra for 25 or 30 year shingles. I am thinking I would go cheap as I will either be dead or I will have saved a lot of money. I have not heard of any insurance company requirements for the QUALITY OF THE SHINGLES.

Looking forward to some inciteful discussion on this.

This absolutely makes sense! Coming from MA where we do replace roofs with 30-40 year shingles I assumed it was a requirement- will have to see if there is a lesser life shingle in an architectural style!

[Randall55]

Unfortunately the roofers in this area are overcharging. Three years ago I got quotes for replacing my roof, 1527 sf, from $12,600 to $15,400 with architectural shingles. Told the follow-up call from the sales rep I’d pay them $8500. They said no can do. I told him I have roofers I use in my skylight business in Atlanta that I’d bring down and with travel, hotel, etc., I get it done for less than $8500. Twenty minutes later I get a call back and they accepted my offer. Paid an extra $500 for some sheathing replacement but saved thousands just by letting them know I knew what real costs are. Of course they didn’t know that I did not have a license from the Florida State Construction Licensing Industry Board nor WC for Florida. Most people here never check the board’s online access regarding licenses for contractors. Unlicensed contractors here have actually been arrested on the job and taken to jail for not having a state license. Buyer, beware.People are overcharging Villagers? I'm shocked! As you say, buyer beware.

[Bridget Staunton]

This is only a suggestion:
Could we propose a meeting maybe POA approved, to get the rec center, so homeowners could learn from each other. Perhaps a post meeting with an Insurance company or appropriate agency to give a presentation to understand the FL rules, Please don’t shoot (bad word to use in todays world) me

[retiredguy123]

Do you really want your house to stand out as having the cheapest looking roof on the street? That is what will happen if you use a non-architectural shingle. The architectural shingles are designed to have a three dimensional appearance, and to hide small wavy defects in the roof sheathing.

[SkylightRoofing]

Every Villagers gets the highest quality roofing installation for the best possible price @skylightroofingvillages

Trust is never easily earned - Skylight Roofing Villages is ensuring that our tenure and your roofing replacement experience are both built on honest business and highest quality platinum roofing replacement experiences.

Providing the BEST possible price for highest quality roofing installation; Financing is available as well if so desired.

It’s so very important in FL now due to massive liability insurance costs for crews, equipment, boom trucks, Etc that you utilize companies like SKYLIGHT ROOFING VILLAGES that fully covered in all aspects of liability; Ensuring the delivery of hardware and installation are seamless - And that the liability lands on Platinum roof installers like Skylight Roofing Villages.

Call us today for a zero-hassle free inspection or just to ask questions.

352-552-4766 or 888-520-0363

Overview and insights:

• Woman owned business
• Free estimates with no pressure
• No subcontractors
• 12-OSHA10 Crews/Supervisors.
• Full FL CGC / CCC licensed & displayed on all our equipment.
• Workmans Comp
• County Permits always applied for with 3-Inspections on each installation.
• Photo and Video log on every install
• Everyone receives “Top Grade” Architectural Shingle (No Tier-Selling)
• Platinum Preferred FL Contractor Roofing Installation In 2024.

Trusted because our loving Villages neighbors voted Skylight Roofing Villages the “Favorite Roofer in The Villages” in 2022 and 2023. We have humbly looked to achieve that same goal for best price and quality again in 2024.

352-552-4766 or 407-790-6755

The Villages - Skylight Roofing Inc. (https://skylightroofing.com/the-villages/)

https://www.talkofthevillages.com/forums/roofing-438/skylight-roofing-328367/

Sky Light Roofing, Inc. - Lady Lake, FL - Nextdoor (https://nextdoor.com/pages/sky-light-roofing-inc-the-villages-fl/)

Sky Light Roofing Inc. Reviews | Read Customer Service Reviews of skylightroofing.com (https://www.trustpilot.com/review/skylightroofing.com)

Sky Light Roofing, INC | Roofing Contractor | Owens Corning (https://www.owenscorning.com/en-us/roofing/contractors/contractor-profile/216266)

Sky Light Roofing, Inc. - Nextdoor https://nextdoor.com/pages/sky-light-roofing-inc-the-villages-fl?init_source=org_pages

[SkylightRoofing]

Every Villagers gets the highest quality roofing installation for the best possible price @skylightroofingvillages

Trust is never easily earned - Skylight Roofing Villages is ensuring that our tenure and your roofing replacement experience are both built on honest business and highest quality platinum roofing replacement experiences.

Providing the BEST possible price for highest quality roofing installation; Financing is available as well if so desired.

It’s so very important in FL now due to massive liability insurance costs for crews, equipment, boom trucks, Etc that you utilize companies like SKYLIGHT ROOFING VILLAGES that fully covered in all aspects of liability; Ensuring the delivery of hardware and installation are seamless - And that the liability lands on Platinum roof installers like Skylight Roofing Villages.

Call us today for a zero-hassle free inspection or just to ask questions.

352-552-4766 or 888-520-0363

Overview and insights:

• Woman owned business
• Free estimates with no pressure
• No subcontractors
• 12-OSHA10 Crews/Supervisors.
• Full FL CGC / CCC licensed & displayed on all our equipment.
• Workmans Comp
• County Permits always applied for with 3-Inspections on each installation.
• Photo and Video log on every install
• Everyone receives “Top Grade” Architectural Shingle (No Tier-Selling)
• Platinum Preferred FL Contractor Roofing Installation In 2024.

Trusted because our loving Villages neighbors voted Skylight Roofing Villages the “Favorite Roofer in The Villages” in 2022 and 2023. We have humbly looked to achieve that same goal for best price and quality again in 2024.

352-552-4766 or 407-790-6755

The Villages - Skylight Roofing Inc. (https://skylightroofing.com/the-villages/)

https://www.talkofthevillages.com/forums/roofing-438/skylight-roofing-328367/

Sky Light Roofing, Inc. - Lady Lake, FL - Nextdoor (https://nextdoor.com/pages/sky-light-roofing-inc-the-villages-fl/)

Sky Light Roofing Inc. Reviews | Read Customer Service Reviews of skylightroofing.com (https://www.trustpilot.com/review/skylightroofing.com)

Sky Light Roofing, INC | Roofing Contractor | Owens Corning (https://www.owenscorning.com/en-us/roofing/contractors/contractor-profile/216266)

Sky Light Roofing, Inc. - Nextdoor https://nextdoor.com/pages/sky-light-roofing-inc-the-villages-fl?init_source=org_pages

[Cliff Fr]

You would think if roof shingles were an “issue” in this part of the country they would consider alternatives. We visited another FL retirement village over near the Gulf and all those homes had the tile roofs.

Tile roofs may be too heavy for your roof. They can also be prone to leaks if not installed correctly

[Javin53]

Had my roof 17 yrs inspected and still had 5 yr written review. Insurance company's would not accept. But there are a few like Kin insurance that provide a prorated insurance for the roof. They cover 30% if roof gets damaged during storm.. hey better then having to spend 100% for a roof that does not need replacing yet. They still cover house contents at 100% should roof be damaged so why spend the $$ to replace if not needed. Had roof cleaned for $500 and it looks like new.

[OhioBuckeye]

You know it almost scary to comment because if you use the wrong word or mentioned a name on TOTV or Facebook you’ll get banned. The last time I got banned on one of the 2 I mentioned they didn’t give me the curiosity to tell me what I said so by saying that it must not been that bad so I won’t comment on this question. Sorry!

[G.R.I.T.S.]

I posed this question to an advertiser, and almost immediately the entire thread disappeared so let's get some other thoughts and opinions.

If the insurance companies are going to force you to replace your roof every 10 to (if you are lucky) 15 years, why would you go for the expensive long life roof shingles? I was thinking about this as an acquaintance spent several thousand dollars extra for 25 or 30 year shingles. I am thinking I would go cheap as I will either be dead or I will have saved a lot of money. I have not heard of any insurance company requirements for the QUALITY OF THE SHINGLES.

Looking forward to some inciteful discussion on this.

We installed the middle level of architectural shingles. Reviews on line stated manufacturers almost never honor the warranty, instead blaming the installer. Hardly worth paying for higher quality, longer life shingles with a “better” warranty.

[roadrnnr]

Any Ideas what the Tesla roofs run?

[Shipping up to Boston]

You know it almost scary to comment because if you use the wrong word or mentioned a name on TOTV or Facebook you’ll get banned. The last time I got banned on one of the 2 I mentioned they didn’t give me the curiosity to tell me what I said so by saying that it must not been that bad so I won’t comment on this question. Sorry!

I feel your pain sir!
I had a woman this morning questioning two posts by two different posters quoting an Alaskan tribal saying. The part that irks me is that she lumped my post into it by saying it has no place in this forum. All I pointed out to he OP is that both posted the same quote...that’s it! Feel free to check out the thread.....’Time Change’.
Tread lightly my friend!

[Shipping up to Boston]

Any Ideas what the Tesla roofs run?

Just a quick search......54K -76K(2000 sq.ft) and up. Crazy expensive

[jrref]

Our home had a 15 year old architectural shingle roof when we bought it. I expected the common response from insurance to replace it however an inspection (their choice who) determined it was good for another 5-10 years. I haven't priced roofs yet but it sounds like architectural shingles cost maybe $700 more over 3 tab shingles. Other than the additional life it seems like they may give more protection with higher wind ratings. Possibly avoiding a damaged roof in a storm and the resulting damage in the home sounds like a good investment.

That's correct. What most don't realize is an architectural shingle should have a significantly higher wind rating which in our area is what you want. Also, most don't realize how damage to your home creates such significant inconvenience and stress. It's just not worth it to save a little money and create a potentially huge risk to your home.

[J1ceasar]

today they do I believe 6 nails instead of three and really that's the difference. also better glue strips to keep them sealed ...

I posed this question to an advertiser, and almost immediately the entire thread disappeared so let's get some other thoughts and opinions.

If the insurance companies are going to force you to replace your roof every 10 to (if you are lucky) 15 years, why would you go for the expensive long life roof shingles? I was thinking about this as an acquaintance spent several thousand dollars extra for 25 or 30 year shingles. I am thinking I would go cheap as I will either be dead or I will have saved a lot of money. I have not heard of any insurance company requirements for the QUALITY OF THE SHINGLES.

Looking forward to some inciteful discussion on this.

[Donegalkid]

I posed this question to an advertiser, and almost immediately the entire thread disappeared so let's get some other thoughts and opinions.

If the insurance companies are going to force you to replace your roof every 10 to (if you are lucky) 15 years, why would you go for the expensive long life roof shingles? I was thinking about this as an acquaintance spent several thousand dollars extra for 25 or 30 year shingles. I am thinking I would go cheap as I will either be dead or I will have saved a lot of money. I have not heard of any insurance company requirements for the QUALITY OF THE SHINGLES.

Looking forward to some inciteful discussion on this.

I enjoy your posts, VT. You seem to do your research, employ best practices in your responses — including kindness — and are always helpful. Thank you. Regarding roofs: we had ours replaced after doing a lot research. First, to your immediate Q: we learned of no difference on insurance rates for different shingle manufacturer or type of shingle used. A bit puzzling to me. And, we went through a similar thought/planning process and concluded with the selection of a highly reputable (but more expensive) roofing company who, coincidentally, did a lot of the original roof installations in this northern part of TV (2004, etc). The originals all have held up well in this part of TV. A plus, in my mind. And, we picked a higher grade architectural type shingle this time around, and an excellent underpayment (both NOT the highest grade they sell) and went with both choices. And we are very happy with choices and the installation. Yes, we paid a bit more than necessary and our shingles may outlive us. My daughter is a high end realtor in the coastal NE and she suggested (as she sees it home resales) that picking a reputable company and a very good shingle also helps in the resale of the house — if, and when. She said many of her informed buyers want to know who “did the roof”, when it was last done, and what manufacturer and type of shingle was used. She said: “ keep the records” on the roof — for possible resale time. Anyway, that’s one opinion. Best of luck in your query.

[RRGuyNJ]

That's correct. What most don't realize is an architectural shingle should have a significantly higher wind rating which in our area is what you want. Also, most don't realize how damage to your home creates such significant inconvenience and stress. It's just not worth it to save a little money and create a potentially huge risk to your home.

Our home in NC fell victim to Hurricane Irene in 2011. We had a roof failure and it did make a mess. Turned out the roof was finished with a CHEAP shingle that had the look of architectural shingle but was actually a basic 3 tab. The original owner cheaped out on everything when he built.
In the end we replaced with the higher quality shingles just for peace of mind. Don't think The Villages is safe from hurricanes. We are farher inland than there and still had damage.

[Shipping up to Boston]

I enjoy your posts, VT. You seem to do your research, employ best practices in your responses — including kindness — and are always helpful. Thank you. Regarding roofs: we had ours replaced after doing a lot research. First, to your immediate Q: we learned of no difference on insurance rates for different shingle manufacturer or type of shingle used. A bit puzzling to me. And, we went through a similar thought/planning process and concluded with the selection of a highly reputable (but more expensive) roofing company who, coincidentally, did a lot of the original roof installations in this northern part of TV (2004, etc). The originals all have held up well in this part of TV. A plus, in my mind. And, we picked a higher grade architectural type shingle this time around, and an excellent underpayment (both NOT the highest grade they sell) and went with both choices. And we are very happy with choices and the installation. Yes, we paid a bit more than necessary and our shingles may outlive us. My daughter is a high end realtor in the coastal NE and she suggested (as she sees it home resales) that picking a reputable company and a very good shingle also helps in the resale of the house — if, and when. She said many of her informed buyers want to know who “did the roof”, when it was last done, and what manufacturer and type of shingle was used. She said: “ keep the records” on the roof — for possible resale time. Anyway, that’s one opinion. Best of luck in your query.

Appreciate this post. Knowing coastal New England well and the types of properties you speak of, I think high end developers and their clients are using efficient, state of the art roofing systems. Translation; money is not an obstruction. You can’t cheap out on a high end home as I’m sure your daughter will agree, all the parties involved will know. That said, TV, exclusive of its more pricier subdivisions, employ more standard, budget friendly systems. As a documentation freak, your advice on good record keeping is well received.

[RRGuyNJ]

Has it ever been looked into about possibly getting the population together and start a self insurance company that would cover roofs only. Maybe have qualified trust worthy inspectors and take care of the members roofs as they are truely required. Remove the regular Homeowner Insurance company completely when it comes to roof related repairs or replacements. It would be a lot of work for sure but in the end it may work out if enough homeowners got involved in it. Just an idea, maybe a crazy one.

[retiredguy123]

Has it ever been looked into about possibly getting the population together and start a self insurance company that would cover roofs only. Maybe have qualified trust worthy inspectors and take care of the members roofs as they are truely required. Remove the regular Homeowner Insurance company completely when it comes to roof related repairs or replacements. It would be a lot of work for sure but in the end it may work out if enough homeowners got involved in it. Just an idea, maybe a crazy one.
The problem with the insurance industry is that it is very heavily regulated by the Federal and State governments. The HO-3 homeowners policy is written by the state, and all insurance companies must provide the same coverage. They cannot exclude the roof from the policy, even if they wanted to. That is why some insurance companies decide to stop selling policies in some states.

[JohnN]

How much does insurance go up when your roof hits 15 years? Or will they not even cover you then?
Curious to know before I hit that mark soon enough.

[nn0wheremann]

I posed this question to an advertiser, and almost immediately the entire thread disappeared so let's get some other thoughts and opinions.

If the insurance companies are going to force you to replace your roof every 10 to (if you are lucky) 15 years, why would you go for the expensive long life roof shingles? I was thinking about this as an acquaintance spent several thousand dollars extra for 25 or 30 year shingles. I am thinking I would go cheap as I will either be dead or I will have saved a lot of money. I have not heard of any insurance company requirements for the QUALITY OF THE SHINGLES.

Looking forward to some inciteful discussion on this.
I bought the best shingles offered. Cost was a bit less than $3,000 more. I figure if the roof does not blow off, and the leakage and water damage are minimized or non existent, I saved $1 million in hassle and trouble. If not, I squandered a little of my children’s inheritance.

[nn0wheremann]

How much does insurance go up when your roof hits 15 years? Or will they not even cover you then?
Curious to know before I hit that mark soon enough.
I replaced my roof at age 20 years. My homeowners insurance sent me $540 refund of premium for the ten months left in the policy period.

[eremite06]

I will bet that all those Assignment of Benefits (free) roofs have the cheapest shingles installed.

[kkingston57]

:shrug: I could be wrong, but don't think so. Are you sure about what you posted? I have done some roofing in my day. $35.00 a square for 3 tab shingles??? Maybe $35.00 a bundle - 3 bundles to a square - that would be $105.00 a square (material only). That was the price some years ago..... have no clue what it is now. I just KNOW it's NOT $35.00 a square. :)

Had same thoughts!!!

[kkingston57]

Roofing companies who do an inspection planning on telling the homeowner he needs a new roof and than insurance companies paying for the roof without doing an independent inspection.

Insurance companies do look at these roofs. Problem was that it would cost them 10X more than the cost of the new roof if the insured proved damages were legit. Used the word WAS in last sentence since legislators changed the laws making it less likely that suits will be filed on these ?able claims

[kkingston57]

I will bet that all those Assignment of Benefits (free) roofs have the cheapest shingles installed.

Would not bet against you and the insurance company probably paid 20% more than the market rate.