Roof replacement
 

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

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.

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 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.

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.

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

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. :)

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.

metal roof !
 

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.

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

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.

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.

Like going get straight answer out of them:D

Corrected used wrong terminology.

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.

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.

.

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.

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.

https://www.google.com/url?q=https:/..._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

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...

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

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.

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!

People are overcharging Villagers? I'm shocked! As you say, buyer beware.

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

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.

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

Roofing
 

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.

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!

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.

Any Ideas what the Tesla roofs run?

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!

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