[AskNACHI.org]

[ASKNACHI]This question was posted on [I]AskNACHI.org[/I] by [B]david gannon[/B] (from denver, co). [/ASKNACHI]i have had 3 roofers come out and inspect our roof. all have given me completely different prices and observations.
one said we need an entire new roof down to the rafters ( replace decking and all) ($20K),
one said just new roofing down to the decking, the decking is fine ($8k)
and a third roofer that says he does 400 roofs a year said I do not need a new roof at all.( he said we have another 3-5 years on it) this is exactly what the home inspector said when we bought the house last May.

we need an unbiased inspector. what do we do?
thanks
dave

[sradabaugh]

[QUOTE]

and a third roofer that says he does 400 roofs a year said I do not need a new roof at all.( he said we have another 3-5 years on it) this is exactly what the home inspector said when we bought the house last May.

we need an unbiased inspector. what do we do?
thanks
dave
[/QUOTE]
Dave,

It sounds as if you already had an unbiased inspector. Your home inspector does not have any financial ties to any of the roofing companies you chose, does he?

[jbettencourt]

I think if you found a roofer that came to look at your roof and told you that you still have 3-5 years on it while he could have qouted you on a job and made some money, you found an honest guy. His findings match that of the inspector, however 3-5 years is an opinion and can vary, also that time can pass quickly. I believe if you are that close and have money in the budget to change it now , find out from the third roofer a price and it might be worthwhile to change now before any leaks or damage to the decking have a chance to occur. Best of Luck.

[iniquette]

[quote=jbettencourt]I think if you found a roofer that came to look at your roof and told you that you still have 3-5 years on it while he could have qouted you on a job and made some money, you found an honest guy. His findings match that of the inspector, however 3-5 years is an opinion and can vary, also that time can pass quickly. I believe if you are that close and have money in the budget to change it now , find out from the third roofer a price and it might be worthwhile to change now before any leaks or damage to the decking have a chance to occur. Best of Luck.[/quote]

I agree with Jerry. The guy didn't try to soak you for any money, just gave you an honest opinion. And that opinion matched that of your inspector, who from what we know has no ties to this. But I guess I would budget for it and replace it BEFORE it loses its effectiveness and starts leaking. If you wait too long it may cost you more in the long run. If you're still worried about it, have some more roofers over, most do quotes for free.

[Bruce A. King]

When you ask a roofer for an opinion or estimate on a roof, you are showing him that you have doubts about that roof. The roofer needs to make money so he obliges you and offers to replace it.

It sounds like it is, in fact, in the last part of its life span.
This age roof is hard to analyze, leaks may or may not show up simply based on the underlayment technique, rain fall amount and wind direction.

Wait till it warms up some, roofers do less damage to the new shingles when they work in warmer weather.

Did the guy that wants to replace the sheathing go in the attic and look at it?