Most homeowners don’t think much about their roof until water shows up on the ceiling. By then, the problem has usually been building for a while. A roof that is wearing out often gives small warning signs a long time before it fails.
At John Krause Construction, we replace roofs for families across Southern Maryland, including Calvert County, St. Mary’s County, and Charles County, as well as Anne Arundel County, Prince George’s County, and Washington, D.C. We put together a practical checklist of signs you may need a new roof, along with answers to two questions we hear often: how long do roofs last, and how much does a new roof cost?
Age is the first thing to check. If you are not sure when your roof was installed, look through your closing paperwork or ask a neighbor whose house was built around the same time as yours.
Asphalt shingles are the most common roof type in our area. They normally last 15 to 30 years. Basic three-tab shingles sit at the low end of that range, while heavier architectural shingles usually hold up longer. A well-installed metal roof often stays in service for 40 to 70 years, with the type of metal making much of the difference. Rubber membranes such as EPDM and TPO, used on flat and low-slope roofs, often reach 30 to 50 years when installed correctly.
A small leak around a vent or a handful of shingles lost in a windstorm can often be repaired. Repairs make sense when the roof is fairly young, and the damage is confined to one area.
Replacement is usually the better choice when problems turn up in several places, when the roof is near the end of its expected life, or when you have paid for more than one repair in the last few years.
Some homeowners ask about laying new shingles over the old ones. Codes may allow it in limited cases. A full tear-off costs a bit more, but it lets the crew see the decking and replace any soft or rotted sections before installing the new roof.
The main factors of how much a new roof costs are your roof’s size and pitch, the material you choose, how many layers come off, and the condition of the decking underneath. Access matters too. A steep roof on a tight D.C. rowhouse lot calls for a different setup than a rambler in Lusby.
For a typical single-family home in our area, an architectural asphalt shingle roof often falls between $12,000 and $25,000. Metal roofing generally runs $25,000 to $50,000 or more. Flat and low-slope rubber roofs are priced by the square foot and are common on additions, porches, and many city rowhouses.
Rotted decking is the most frequent surprise on a roofing job. A good estimate will list the per-sheet price for replacement plywood up front, so you are not caught off guard.
Homeowners insurance may help with storm damage, though it rarely covers a roof that has simply worn out with age. Review your policy before you file a claim. If timing or cash flow is an issue, we partner with trusted lenders to offer financing so you can replace an aging roof before it causes bigger problems inside the house.
A roof inspection will tell you whether you need a new roof or just a few repairs. We will check the shingles, flashing, ventilation, and attic, then give you a straightforward recommendation.
Read more about the roofing and siding services we offer, browse our project gallery, or read our guide to budgeting for home improvements. When you are ready, contact John Krause Construction or call (443) 404-5284 to schedule your free estimate.
