Investing in a house is one of the largest financial commitments many people will make throughout their lives and taking care of its roof is one of the biggest investments you can make in securing the future of your investment.
If your roof is maintained correctly it will protect the integrity of your home for many many years to come. Don’t make the mistake of neglecting your roof until it becomes a problem – find out everything you need to know about re-roofing your home today!
What Is Reroofing?
What does re-roofing mean in New Zealand? Re-roofing refers to the process of removing the existing roof covering, repairing any damaged substrate (this may include replacing roof trusses and support battens or purlins), replacing underlay and installing a new roof covering.
Replacing your roof can mean addressing any underlying issues such as rot or water damage to the roof structure, walls and ceiling. Replacing your roof is the best way to prevent further damage to the internal structure of the house and the costly repairs that follow.
Why Do People Choose To Reroof Their House?
There are two main reasons why homeowners choose to re-roof their homes these are:
- Seeking a change (aesthetically)
- Roof System Failure (corrosion, rust, mould and leaks have occurred due to old age, poor maintenance or installation).
What Is The Difference Between Reroofing And Roof Repairs?
Deciding on whether to repair a leaky roof or replace it is one of the biggest maintenance decisions homeowners face. The decision is usually always swayed by the cost of repairs versus the cost of replacement while taking into account the predicted lifespan of the roof.
Typically a house may only need two full roof replacements in its lifetime, this is when the entire roof is stripped back and re-roofed with new roofing materials/cladding.
Repairing roof leaks is usually a good option for a newer roof and localised leakage. However, if any rot or damage to the substrate is found, it can quickly become a much larger job than first thought. Gaining the professional opinion of a roof replacement specialist will usually help avoid any surprises. If your roof has had a number of repairs over the years it is a good sign it might be ready for a full replacement.
As a general rule replacing the roof is usually the best option for any roof older than 30 years. This is because the roof is likely reaching the end of its lifespan anyway, and attempts at patching will likely cause more problems than they fix.
How Much Does It Cost To Reroof?
The cost of a roof replacement depends on a variety of factors, but first and foremost, it relies on the square meterage of the roof. As a general guide, a new roof for an older home with a roof size of about 150 square metres might cost about $30,000-50,000. However, replacing a roof might balloon out to $80,000, or even $100,000, with more complicated rooflines and multiple storey buildings.
Roof repairs will always be cheaper than re-roofing, but carrying out multiple repairs on a roof will mean it is more likely to fail, so it makes sense to veer towards the complete replacement option if this is the case. It also pays to note that repairs have become more expensive over the years as modern health and safety regulations take effect where more extensive scaffolding and safety measures are required.
8 Factors Affecting The Cost Of Reroofing
- Materials used (longrun iron, tiles, etc)
- Roof slope (the lower the slope, the lower the costs)
- How many levels/stories
- Accessibility
- Labour
- Location
- Special equipment required
- Safety Concerns (Scaffolding, safety nets etc)
Will Insurance Pay For A New Roof?
Typically a home insurance policy covers sudden or natural disaster damage to your roof and the cost of replacing it. So if a tree blows over on your roof during a storm, or it loses some sheets of iron or tile in strong winds – then yes, you are usually covered by insurance.
But, issues that arise from gradual damage, general wear and tear or leaks from a roof that has exceeded its life span are not covered because they fall under the responsibility of the homeowner’s maintenance obligations.
How Do I Know If My Roof Needs To Be Replaced?
Roof maintenance is the responsibility of the homeowner, and there are steps you can take to prolong the lifespan of a roof. These include regular roof inspections and regular maintenance, such as cleaning out the gutters and trimming back trees. Find out more here about how to check if your roof needs replacing.
How Often Should Your Roof Be Replaced?
You can expect your re-roof to last as long as the manufacturer’s expectations on their roof cladding product for a brand new roof. However, climate and weather conditions can cut the life span of all types of roofs. Here is a general guide to roof cladding lifespans; these suggested time frames will of course vary depending on the climate that the roof is exposed to.
- Metal Roofs: 50-75 years
- Rubber Roofs: 30-50 years
- Composite Shingles/Tiles: 12-20 years
- Asphalt Shingles: 15-30 years
The underlying roof structure should last the lifespan of the house. However, this will depend on whether the external cladding has remained watertight throughout its lifespan.
Is Replacing Your Roof A Good Investment?
Although the upfront costs of re-roofing may put some people off, replacing your roof is one of the best investments you can make in securing the future of your home. A brand new roof will typically last at least 30 years and add value to your home, providing a competitive edge when compared against similar properties on the real estate market.
How To Reroof A House
To fully replace your roof, all the old roof cladding needs to be removed, exposing the underlying roof structure. A new layer of underlay is then applied to help protect the new roof from water damage, and finally, new cladding is installed. See below for the ten steps to re-roofing your house.
- Set up scaffolding
- Remove old roofing (tiles/roofing iron)
- Inspect roof structure for defects
- Prepare roof surface (underlay, insulation when required)
- Install new battens or purlins if necessary
- Lay roofing materials
- Install flashings (or ridge tiles)
- Nailing/screws and sealants
- Site clean-up
- Final inspection
How Long Does It Take To Reroof A House?
Depending on the size and complexity of the existing roof, a re-roof job can take anywhere from 2 days for a small, uncomplicated job up to 2 weeks for a larger, more complex project.
The good news is that once the re-roofing has begun, they will not stop until it is done unless the weather prevents work from continuing.
What Is The Best Roof Colour?
Generally speaking, a light-coloured roof absorbs less heat through the roof, while a black or darker coloured roof absorbs more heat. So depending on your climate conditions, you may prefer the added warmth in colder areas and less heat absorption of lighter colours if you live in warmer areas. If unsure, it is best to seek your roofing contractor’s advice for the ideal roof colour in your area.
It is important to understand; roof colour is not the only factor that affects home temperature and resulting energy efficiency. The roofing material used plays a part in determining how reflective your roof is (how much heat it reflects). Just out of interest, the most common Coloursteel roof colours used in NZ are Grey Friars (dark grey), Iron Sand (dark brown), and Karaka (dark green).
What Is the Best Roofing Material To Use In NZ?
While roof cladding materials are a purely personal choice, your decision can be affected by a number of factors, including the weather, house orientation, neighbourhood trends and architectural styles.
In NZ, the different roofing materials available are metal tiles, concrete tiles, clay tiles, long-run iron, corrugated iron, timber shingles and asphalt shingles. Since the Christchurch earthquakes, the most common roofing material is longrun iron.
If you’re still wondering whether you should replace or repair your roof get in touch with the re-roofing professionals at Action Reroofing today – they will be happy to help answer any of your questions.
