Every summer, we look forward to the dramatic sunsets, beautiful clouds, and much-needed rain that monsoon season brings. With monsoon season officially running from June 15 through Sept. 30, now is the perfect time to take a close look at one of the most important parts of your home, your roof.
YOUR ROOF MAY LOOK FINE BUT THAT DOESN’T MEAN IT IS
One of the most common things I hear from homeowners is, “My roof looks great.”
And they may be right, at least from what they can see. Most Arizona homes have concrete or clay tile roofs, and those tiles can often last 50 to 75 years or more. The problem is that the tiles themselves are rarely what fail.
THE REAL PROTECTION IS THE UNDERLAYMENT
The most important part of a tile roof is actually hidden beneath the tiles.
The underlayment is the waterproof barrier that protects your home from moisture. Over time, Arizona’s extreme heat can cause it to dry out, crack, curl, and eventually fail. You cannot determine the condition of the underlayment simply by looking at the roof from the ground, or even with a drone. The tiles may appear perfectly fine while the underlayment underneath is badly deteriorated. The only way is to have a roof inspection.
A qualified roofing contractor will lift tiles in several areas of the roof to inspect the underlayment and determine its condition. This is the only way to truly know what is happening beneath the tiles and whether your roof is ready for another monsoon season.
DON’T WAIT FOR A LEAK
Another common response I hear is, “I haven’t had any leaks.” Unfortunately, waiting for a leak is often the most expensive approach.
By the time water makes its way into your home, the damage may extend far beyond the roof itself. Water can damage insulation, drywall, ceilings, flooring, furniture, and personal belongings. Preventive maintenance is almost always less expensive than repairing water damage after a storm. The good news is that most reputable roofing companies offer free roof inspections.
THE CHEAPEST ROOF ISN’T ALWAYS THE BEST
As the saying goes, you get what you pay for. Like every industry, there are excellent roofing companies and there are companies that cut corners. One contractor may honestly tell you that your roof only needs maintenance and still has years of life remaining, while another may try to sell you a complete new roof.
The best roofing companies often come from recommendations from neighbors, friends, family members, and trusted professionals. Realtors work with roofing contractors regularly and see firsthand which companies are honest and stand behind their work and which ones don’t.
UNDERSTAND YOUR OPTIONS AND WARRANTY
Not all roof underlayment is created equal. There are different types and quality levels available, and the right choice depends on your plans for the home and your budget.
If you plan to stay in the home for many years, investing in a higher-quality underlayment may make sense. If you expect to sell in the near future, a standard or mid-range product may provide the protection you need while helping keep costs under control. When comparing estimates, one of the most important questions you can ask is, “Is the warranty transferable?”
Even if you have no plans to move, there is a good chance you may sell your home before a 10, 20, or 30-year warranty expires. A transferable warranty can be a valuable selling feature and an added benefit for future buyers.
You should also ask whether there is a transfer fee and, if so, how much it is. Transfer fees can range anywhere from free to several hundred dollars. In some cases, you may be able to negotiate this before signing the contract. Most importantly, make sure the warranty terms, transferability, transfer fees, and any transfer requirements are clearly stated in writing before you move forward.
IN A NUTSHELL
The condition of your roof is not determined by how the tiles look from the street. The real protection lies beneath them in the underlayment.
A free inspection today could help you avoid costly repairs tomorrow. Whether your roof needs maintenance, repairs, or replacement, taking action before the storms arrive is far easier, and often far less expensive, than dealing with water damage after the monsoon has already found its way inside your home.
If you have questions about your roof or would like the names of the roofing companies I refer to my clients, please feel free to contact me
If you’re thinking about selling, I offer a complimentary, no-obligation Home Preparation Consultation to help you determine which repairs and improvements are worth making, and which ones can be skipped, so you can maximize your home’s value while avoiding unnecessary expenses.