[Jakester]

Greetings! My first post here at this VERY informational site.

Recently received a letter from my homeowners ins. company stating their "licensed" (no reason to doubt that I suppose, but I'm typically a hope for the best, plan for the worst kind of guy) inspector was by my home and noted areas of "major granular loss" and curling and lifting of shingles (3 tab shingles).

I contacted the ins. agent and asked a bunch of questions including, "did the inspector have any pictures documenting this"? He did.

In looking at the pics, I'm at a loss in deciding how significant of an issue this REALLY is. I'm no roof expert. The roof is original and was installed in 2006. I'll try to attach the pics I received shortly.

It just seems 13 years is not that old for a roof (as compared to up north). Is this the normal life of a roof in this area?

Oh...almost forgot the BEST part. The insurance company wanted me to respond with a date I was going to replace the roof...OR... I could have the coverage reduced to a pro rated vs actual roof replacement cost. For now, I chose to hold off on replacing the roof. No leaks currently.

Thanks in advance!!

Jay

[DangeloInspections]

Interesting post Jay. You do not say if this was a new policy. I typically do not hear of Insurance companies just "sending a guy" to your house, walking all over your roof checking it without making an appointment or anything. Sounds strange. One wonders who gave him permission to enter your property and go on your roof, etc.

That being said, here in Florida a roof over 15 years old is typically towards the end of it's expected life. Now there are factors that can make this just an average. The steeper the roof, the longer it usually lasts. The color of the roof can also be a factor. Are there trees overhanging the roof? Are Palm tree fronds bushing up on it.

My home was built in 2006. The roof is 13 years old. It is starting to show it's age. I would budget for a new roof within the next few years, if the condition of the roof warrants it.

I also have seen 20 year old roofs that look great. What I said above is an average. Every home is different.

Folks tell me, "But I have 30 year rated shingles!" That means little down here. The Sun, the heat, how well your attic is vented, etc, etc, all factor in.

Insurance companies are in business to make money. The lower the risk of you having a claim, the more money they make. Some insurance companies will not even insure a house if the shingles are over 10 years old. Some will with no problem.

In any event, you should budget for a new roof within the next few years. If your insurance company does not like that, and wants you to do more, you always have the option to shop around for a different insurance company.

There is some wisdom in replacing your roof on YOUR schedule, and not wait for leaks to occur, or wait until after a bad storm makes it difficult to find a roofer that has less than a 6 month wait list.

I'm the kind of guy who gets things done before I need it. I do not drive on bald tires and I do not want for expensive leaks to occur before I replace my roof.

Hope that helps!

Frank

[JGVillages]

Unless it is a new policy and the Insurance Co. notified you that a roof inspection was necessary something sounds a bit off. I really do not believe an inspector from or representing an Insurance Company’s policy you already have in force should not go on your property without notifying you first. Either way you should have received prior notice.

[photo1902]

Several major insurance companies are using drones for aerial views of roofs. No longer necessary for a person to actually walk on the roof.

[bob47]

I've come to the conclusion that 25 year rated shingles are good for 15 to 20 years and 30 year shingles maybe a little more.

A big factor is quality of installation. A common cause of leaks is a "low nail". This is a nail that is about an inch lower than it should be on the shingle and is uncovered in the groove between the shingle tabs. Over time, it corrodes and leaks. When you hear these installers firing in 6 nails in about 2 seconds, how many low nails do you suppose you have in your roof?

[Jakester]

Great replies so far.

It's a newer policy. I wasn't informed they'd be inspecting and gave no permission for them to be on my property. Water under the bridge now I guess. I was told the inspector had a ladder (step), camera and some type of stick mounted to the camera for elevation purposes. They don't physically go up on the roof.

Tried uploading pics with no luck...

Anyway...I'm also a believer in getting things done before it's critical. So, I'll plan on taking action within the year I guess.

The roof is clear of trees, so that's good. It's a patio villa, so the cost, I expect shouldn't be toooooo bad. 5-6k?
Will go with the newer "fancy" shingles as 3 tab seems to be a thing of the past, at least up north.

[DangeloInspections]

Originally Posted by photo1902

Several major insurance companies are using drones for aerial views of roofs. No longer necessary for a person to actually walk on the roof.

Originally Posted by bob47

I've come to the conclusion that 25 year rated shingles are good for 15 to 20 years and 30 year shingles maybe a little more.

A big factor is quality of installation. A common cause of leaks is a "low nail". This is a nail that is about an inch lower than it should be on the shingle and is uncovered in the groove between the shingle tabs. Over time, it corrodes and leaks. When you hear these installers firing in 6 nails in about 2 seconds, how many low nails do you suppose you have in your roof?

It has been tempting for us to use drones, but they very much DO have their limitations. When you do over 600 roof inspections a year, you develop a "feel" for a roof. We have found many roofs that have defective shingles that present themselves with a different, "looser" feel to them when you walk on them. It is like walking on loose stone rather than a sidewalk. It is difficult to describe. Also, a drone will not show you a bad dryer vent, or other things that you can only find by walking on them. This is why we walk on almost every roof we inspect. There ARE a few that are so highly pitched that we cannot, which then we at least try to walk on some of it and/or check with a ladder at the eves. These type are less than 1% of the roofs in The Villages.

We check all roofs for proper sealing, and we look for "shiners", exposed nails that were installed below the nailing strip. Nails should not be seen.

Defective shingles are rare, but they are found every so often. Also found but harder to detect, are when nails are overshot, so they go through the roof shingle and loose their holding power. We find this sometimes especially on cap shingles, which often require longer nails because they are installed over the regular shingles. A drone cannot check for this.

I have seen one year old homes have their roofs replaced. It is rare, but let's say for ARGUMENTS SAKE ONLY....if any component has an almost perfect success rate of 99.5%, which I think all would agree is a great success rate, when the total volume is high, you will still statistically have a few bad ones.

Chevy can make 10,000 cars a week, and have a 99.9% success rate.....that still makes 10 cars that are lemons.

Shingles have to be made right at the factory, they have to be brought onto the roof without damage, and they have to be installed correctly.

Frank

[Jakester]

Really appreciate your input Frank!

[Challenger]

My TV house is 9 yrs old. Have owned 6 other houses in 3 states , one with a 60 yr old slate roof . Others ranged from new to 20 yrs old.
Have never been contacted by my ins co or any inspector to tell me that I needed a new roof. Story sounds like something missing here.

[Jakester]

Originally Posted by Challenger

My TV house is 9 yrs old. Have owned 6 other houses in 3 states , one with a 60 yr old slate roof . Others ranged from new to 20 yrs old.
Have never been contacted by my ins co or any inspector to tell me that I needed a new roof. Story sounds like something missing here.

Nope...as I stated in a reply, it's a new (few months old) policy.

Everything else is as stated. I was just as befuddled as you may feel, believe me.

[Bogie Shooter]

What did your agent have to say?

[Fredster]

Originally Posted by Jakester

Great replies so far.

It's a newer policy. I wasn't informed they'd be inspecting and gave no permission for them to be on my property. Water under the bridge now I guess. I was told the inspector had a ladder (step), camera and some type of stick mounted to the camera for elevation purposes. They don't physically go up on the roof.

Tried uploading pics with no luck...

Anyway...I'm also a believer in getting things done before it's critical. So, I'll plan on taking action within the year I guess.

The roof is clear of trees, so that's good. It's a patio villa, so the cost, I expect shouldn't be toooooo bad. 5-6k?
Will go with the newer "fancy" shingles as 3 tab seems to be a thing of the past, at least up north.

Our Patio Villa was built in 2004, and I had the roof replaced with
architectural shingles a couple months ago.
There were no leaks, could have probably put it off for another year or so,
but I’m proactive like Frank, and decided to act.
I think your guesstimate of 5-6K is pretty good.

[Topspinmo]

Any home insurance where I lived pro-rated the roofs. If it’s over 10 years old you will pay majority of the cost regardless if you file claim plus deductible. Not that familiar with Florida laws yet, which I doubt any better than anywhere else in the country.

basically the want you to replace the roof before it leaks and you file claim. I replace my roof when it leaks or when the shingles looses lot of the sand in the eve’s. Usually you can tell the condition by looking in the eve’s, if full of sand grit from the shingles it’s getting to end of its life, (it if you’re clean-o-holic like me I wash my eve’s out every 6 months.)

The reason hurricane probably blew the shingles up. Some in my neighborhood actually lost some tabs when the wind caught corner and ripped them off. IMO most insurance big rip off, basiclly have in case you’re house get blown away or falls in sinkhole down here. And yes I have sinkhole coverage for what’s it’s worth in the fine print.

[pauld315]

Originally Posted by Challenger

My TV house is 9 yrs old. Have owned 6 other houses in 3 states , one with a 60 yr old slate roof . Others ranged from new to 20 yrs old.
Have never been contacted by my ins co or any inspector to tell me that I needed a new roof. Story sounds like something missing here.

They will and do inspect and contact you. I have owned a lot of houses in 4 other states and this is the first time I ever saw this.

I was insured by American Integrity at the time through The Villages. My roof had sustained damage when Hurricane Irma came through. The insurance adjuster said the roof looked like it was in great shape and would last another 5 to 8 years. They only gave me money to repair the 17 damaged shingles and would not replace the entire 18 year old roof.

One year later, they sent me a letter stating they would not renew my policy since my roof showed signs that it had been repaired and that it needed to be replaced if I wanted to continue my insurance ?

Coincidentally, I had already contracted for it to be replaced but I asked my agent at The Villages Insurance about this. She said the insurance companies will almost automatically send out a letter like this to homeowners whose roofs are nearing 20 years of age in this area.

[Topspinmo]

Originally Posted by pauld315

They will and do inspect and contact you. I have owned a lot of houses in 4 other states and this is the first time I ever saw this.

I was insured by American Integrity at the time through The Villages. My roof had sustained damage when Hurricane Irma came through. The insurance adjuster said the roof looked like it was in great shape and would last another 5 to 8 years. They only gave me money to repair the 17 damaged shingles and would not replace the entire 18 year old roof.

One year later, they sent me a letter stating they would not renew my policy since my roof showed signs that it had been repaired and that it needed to be replaced if I wanted to continue my insurance ?

Coincidentally, I had already contracted for it to be replaced but I asked my agent at The Villages Insurance about this. She said the insurance companies will almost automatically send out a letter like this to homeowners whose roofs are nearing 20 years of age in this area.

That’s BS, I would look around for another insurer, when I was shopping AAA, bet anything village insurance could of offer