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Old 12-03-2011, 08:44 AM
 
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If a house you are purchasing has a 20 year old tab roof, is it possible to get a good insurance rate in the area? We are relocating from Florida, and if you can't prove a minimum of 5 years on your roof, you either pay through the nose, or can't get insured. Just curious what it is like there. Trying to negotiate an offer, and have to take these costs into account.
Thanks!
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Old 12-03-2011, 08:58 AM
 
Location: under the beautiful Carolina blue
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Should not be a problem.
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Old 12-03-2011, 09:21 AM
 
Location: The Triad (nc)
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Quote:
Originally Posted by LewLew View Post
If a house you are purchasing has a 20 year old tab roof...
Regardless of what the insurance aspects may be...
be sure you have the $10K+ you'll need for a new roof close to hand.
(with the gutters, downspouts, trim, flashing, soffit, etc maybe $20K)

hth
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Old 12-03-2011, 12:52 PM
 
Location: Oxxford Hunt, Cary NC
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My house was 21 years old when I bought it, and it had the original roof. There was no effect on my insurance and I had it replaced for around $5K.
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Old 12-03-2011, 07:15 PM
 
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Originally Posted by MrRational View Post
Regardless of what the insurance aspects may be...
be sure you have the $10K+ you'll need for a new roof close to hand.
(with the gutters, downspouts, trim, flashing, soffit, etc maybe $20K)

hth
That seems awfully high. In Florida, our new arch roof was 12K and the house was 2800 sq feet one story, so the roof sq footage was huge. I'm surprised the cost would be the same for a hip roof on a 2 story home (less than half the square footage of roof space). Ive never had to replace gutters and downspouts when replacing a roof. Do they do that there?
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Old 12-03-2011, 07:16 PM
 
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Quote:
Originally Posted by adlnc07 View Post
My house was 21 years old when I bought it, and it had the original roof. There was no effect on my insurance and I had it replaced for around $5K.
How long after you moved in did you have to replace it? Did it start leaking or did you replace for peace of mind? 5K sounds more like what I was thinking the cost would be. The house we are buying is only a 2400 square foot center hall.
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Old 12-03-2011, 07:43 PM
 
Location: The Triad (nc)
17,600 posts, read 23,805,174 times
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Quote:
Originally Posted by LewLew View Post
That seems awfully high.
It is... a bit of hyperbole on my part

Quote:
I've never had to replace gutters and downspouts when replacing a roof.
They do that when it's needed. I also mentioned flashing, trim and soffit work.
At 20 years... the builders grade of anything will be showing it's true colors.

hth
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Old 12-03-2011, 07:48 PM
 
Location: Raleigh, NC
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I replaced my roof about 2 years ago. It cost $4500.

I had clients that replaced their roof last year. About same size as my house...2 story...cost about $6500.

Vicki
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Old 12-03-2011, 08:51 PM
 
Location: Oxxford Hunt, Cary NC
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Quote:
Originally Posted by LewLew View Post
How long after you moved in did you have to replace it? Did it start leaking or did you replace for peace of mind? 5K sounds more like what I was thinking the cost would be. The house we are buying is only a 2400 square foot center hall.
I replaced it within a month or so of buying it. Mostly for peace of mind, and I knew I was going to do it when I bought the house. The price I paid included tearing off the existing shingles, replacing a few sheets of damaged plywood and also replacing two skylights.
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Old 12-03-2011, 09:59 PM
 
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I just bought a house with a horrible old roof and got an excellent rate from State Farm (I am a long term SF customer, so that never hurts)

I have a very small house...852 sf, and my roof estimates were around $4000. But I am putting metal on, which will be good for 40 years. Plus skylights...closer to $10,000. Metal is not the right look for every house but it will be great on my 'country cottage' and I believe well worth the investment.
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