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How do I know when my roof needs to be replaced?
It depends on the type of roof you have. Flat roofs are different than pitched roofs. Metal roofs are different than shake, tile or composite roofs. You are probably referring to asphalt composition roofs as that is the most common type. These roofs can fail do to wear or structural damage to the roof. If the roof is sagging between joists it should be inspected for integrity. It might need replacing and the roof deck might be compromised. If it is leaking it maybe be due to seams and seals. Common failures are flashing, skylights, and vent pipes. These items are easily repaired and replacement is not necessary. If your shingles are cracked, brittle, and fraying on the edges then they are old and even if the roof is not currently leaking it may very well start to leak in the near future. Sometimes roofs like this may last several more years if left undisturbed. The problem is that once they start leaking they will need replacement right away. A more proactive approach is to replace it presently so you know you have a safe and secure home. A leak that goes undetected can cause serious structural damage to your home and cost many thousands of dollars in repair, that could have been avoided.
can you have a roof slope of 2-1/2 in 12 with asphalt shingles in Kirkland?
Generally 2ft in 12 ft is considered the minimum slope for composition shingles. For such a low slope roof, you need to apply water and ice sheathing and not just felt. Check the shingle manufacturer specs before choosing a shingle - not all shingles are alike. If you are changing the pitch of the roof, you must get a re-roof permit. If you have additional questions check with the Kirkland permitting dept at 425-587-3600.
How long do composite roofs last?
The average composite roof lasts about 30 years. Top of the line composite materials like the triple layer Presidential TL come with a 50-year warranty. As a CertainTeed Certified Select Shinglemaster we are able to offer the SureStart PLUS 5-Star warranty. This type of warranty covers all labor costs for repair or replacement.