Securing Your Home: The Essentials of Roof Maintenance

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At first glance, the average tiled roof in Maricopa may look indestructible compared to shingle roofs seen in other parts of the nation. While concrete tiles are strong, the real protection lies underneath in the underlayment, a sturdy membrane consisting of a thick tar paper or a waterproof synthetic material that keeps out the water that’s not repelled by tiles. Roof tiles may last around 50 years or more but the underlayment needs to be replaced about every 20 years.

According to city statistics, there are 25,711 single-family homes that have been permitted in Maricopa since July of 2004. Of that number, 13,447 were issued in 2008 or earlier, meaning more than half are due for some roofing maintenance now or in the near future.

The process of replacing the underlayment can be time-consuming. All the tiles need to be removed first. Then, the roofer will look for signs of water damage and other rot. Some repairs, such as replacing fascia or plywood, may be needed to ensure your roof is solid for the next 20 years. The roofer will also take care of other items, including installing new drip edges, bird stops, wood battens, flashings and pipe jacks. Once these items are complete, the tiles will be re-installed with new mortar added to secure them in place.

As for pricing, it’s a good idea to plan on spending $8,000 to $10,000. The cost could be more or less, depending on the size of your home and any extra repairs. When people spend this much on a home improvement, they expect to see a return when they sell. In this case, they likely won’t come close to breaking even. Buyers already expect a home to have a leak-free roof, so it’s not viewed as an “upgrade.” If you spend $10,000, you might get $3000 or $4000 more on the final sale price. If the home inspector says the underlayment needs to be replaced, a buyer will probably request a large price reduction or a credit at closing.

The best way to ensure you don’t run into those extra costs is to stay current on your roof’s maintenance. A problem that sits for several years will be more expensive to repair than one that was caught early on. And most importantly, you’ll have a solid roof over your head.

Dayv Morgan is a Maricopa Realtor and owner of HomeSmart Premier.

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