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Rescue or Renew? Deciphering When to Repair or Replace Your Roof

When it comes to your home and family, nothing protects them as effectively as a stable roof. However, with such a tough job to handle your roof will start to show signs of damage and wear and tear. When that time comes, knowing which one you should go with between a roof repair vs replacement can help your roof continue to protect your home and family with ease. In this blog, we are going to help you decide which of the two roof services, a repair or replacement, you should get!

Difference Between a Roof Repair and Replacement
Before jumping into which roof services you should look for, it’s important to understand the difference between a roof repair and a replacement.

  • Roof Repair: Roof repair services mainly involve minor roof repairs such as patching a small hole or replacing a few worn-out shingles , reflashing a chimney or skylight. This option tends to be the more cost-effective choice between the two options.
  • Roof Replacement: A roof replacement is more complicated and involves removing the existing roofing material, an inspection of the inspection of the underside of the roof sheeting or decking for organic growth and delamination, and then an installation of new roofing materials. This option will be more expensive and time-consuming.

Repair or Replace Roof Considerations
There are a few factors you need to consider when it’s time to decide if you should look for roof repair services or roof replacement services.

  • Age of Your Roof: The first factor you need to consider is the age of your roof. Most roofs have an average lifespan of 18-22 years. If your roof is near this range, it may be time to consider replacing it, but if it’s much less than that then roof repair services should be enough.
  • How Damaged is Your Roof: Take note of how damaged your roof is. If you live in an area that is prone to harsh weather conditions, then your roof will likely be more damaged. The extent of the damage will determine if you should get a roof repair vs replacement.
  • Cost Considerations: You must take your current financial situation into consideration. You can start by creating a budget and then estimate roofing costs by looking into roof repair prices and replacement prices.
  • Plans for Your Home: The last factor to consider is how long you plan on staying at your current home. If it’s a short-term living space, then minor roof repairs should get you through, but if it’s a long-term home then a replacement will be a better investment.

So, Should You Get a Roof Repair or Replacement?
As the condition of a roof will vary from house to house, taking note of all the above factors will help you determine if you need a residential roof repair or complete replacement.

Get a Repair If:

  • Your roof is relatively new.
  • It doesn’t have major damages.
  • It’s the only option within your budget.
  • You plan on finding a new place to live soon.

Get a Replacement If:

  • It was last replaced 18-22 years ago or more.
  • Your roof is leaking from multiple places
  • All your roofing materials are nearly worn out.
  • You have the funds for it.
  • Your current home is going to be your forever home.

Seeking Professional Consultation
Determining if you should get a roof repair vs replacement can be tricky as there are a lot of outlier cases that can change the choice. For instance, if your roof is over 25 years old but has been well-maintained it can still get by with minor roof repairs. Another example is if your roof is brand new but suffered major damages or wasn’t installed correctly, it may need to be replaced sooner. To help you make the right decision, it would be best to consult with a professional roofing company. They have the ability to figure out what exactly your roof needs so you don’t have to make guesses.

Pacific West Roofing is here to help you make the right decisions when it comes to your roof. With over four decades of experience, we provide top-tier residential roofing services and commercial roofing services. Feel free to contact us here for your roofing needs.

Proudly serving various areas around the Portland Metro Area, here is a full list of our service areas.

Replacement - Residential

Why Do I Need Roofing Felt? | Pacific West Roofing

Why do I need roofing felt?There is a lot of confusion with home and building owners alike when it comes to the felt layer of a sloped roof. Also known as tar paper or a felt underlayment, this material offers some benefits for roof protection. But once the roof is complete, felt fails to make your home more waterproof.  This is especially important for those of us living in rainy climates, such as Portland, OR, and the greater Pacific Northwest. So, why exactly does your roof need felt?

More…

Replacement - Residential

How Long Does a Shingle Roof Last? | Pacific West Roofing

Most typical shingles today last about 17 to 19 years. Of course, this depends on how well you keep it clean and if you have full Southern exposure unblocked by trees on a low pitch such as 4/12 which is a typical ranch house roof pitch. Leaving moss and debris on the roof can prematurely age the roof by pulling the granules off allowing moisture to attack surfaces on the shingle that have never been exposed to moisture before. Moss also allows one or two wick under the tabs up to the nails where they can potentially leak. Tree debris should be blown off at least once a year if not more depending on the level of trees surrounding your house. Rinsing roofs with the pressure washer is fine as long as you know what you’re doing and do not put the tip to close to the roof which will wash many of the granules off. If you use a wide tip sprayer and use it as a water broom which is how we do it, all you’re doing is rinsing debris off the shingle then you can treat it with a Moss killer and Moss proofing product on an annual basis to keep the moss from growing.

Ventilation is the second concern that we have with keeping the life of the roof at its optimum point. Without proper ventilation, the plywood in the attic can tend to grow mold due to stagnant air in the winter months and then followed by summer months of heat that cannot escape the attic which the laminates the plywood causing the glue to fail. Moisture and heat are the two biggest plywood roof killers in the Northwest. If we minimize them both, we will extend the life of the roof plywood and the roofing material to its maximum potential.

The “lifetime” roof is really a misnomer because lifetime has been determined in the courts as 10 years. The term lifetime has been abused by certain manufacturers who decided to drag every manufacturer to the bottom of the barrel androof-algae-stains every shingle to have a lifetime warranty which again, doesn’t mean much. So if you have the lightest architectural weighted shingle and it has a lifetime warranty you can bank on 17 to 19 years depending on your maintenance schedule. The best shingle on the market today are SBS modified rubber shingles which are very competitive with standard asphalt shingles but they will last 50% longer because they will hardly ever lose the granule because of the sticky SBS rubber that is in the asphalt. The SBS also allows the shingle to move over time and has a much higher UV resistance than standard asphalt.

This is what we promote and this is what we do on our own homes. Ready to get your project started? Contact our team at Pacific West Roofing today!

 

Replacement - Residential

Do I Need a New Roof? (Infographic) | Pacific West Roofing

Do I Need A New Roof?

To replace, or not to replace … ?

That’s the ultimate roofing question for homeowners. While it’s preferable from a financial perspective to have repairs done, there are times when the evidence points to a roof replacement being the inevitable — and oftentimes the only — option.

Check out some of the most common signs that you should look out for below:

Granules in Gutters
You want to keep your gutters clear, but what’s found there can be telling. If shingle granules are gathering in your gutters, your roof may be ready to be replaced.

Chimney Flashing
Also found around vents and skylights, chimney flashing helps keep water outside. Older homes often have cement or tar flashing. If they need to be replaced, a metal flashing system provides more durability.

Cracking Shingles
If the shingles are cracking or losing granules, it’s a sign that you may need a new roof. If you notice the shingles are bumpy, and they have been installed on top of other shingles, this is also a sign.

Missing Shingles
While missing shingles don’t inherently mean a roof needs to be replaced, it could be time if the roof is older.

Pacific West Roofing

Since 1980, Pacific West Roofing, based in Tualatin, Oregon, has been serving the Portland metro area, helping homeowners and property owners just like you make the best roofing decisions for their homes. We want to make sure that our customers understand their options, so they can choose what works best for them and their families.

Buying a home is one of the biggest decisions that any family could make, so it only makes sense to entrust its care to the best of all roofing companies: Pacific West!

Our pledge to you (we call it a Quality Oath): Pacific West Roofing will devote our best efforts to the attainment of service excellence. As roofing contractors, we’re committed to constant improvement and to being courteous to each and every customer with whom we do business.

Truth is, there are a lot of roofers in the Portland metro area. What sets Pacific West apart from all the rest is our attention to detail; our firm and unshakeable professionalism; our flexible application of the rules if and when they interfere with providing the best customer service; and our prompt and accurate feedback to the customer. We always leave the lines of communication open so that there are no unanswered questions.

We want to make your roofing decision as easy and stress-free as possible. So whether you’re considering a full roof replacement, roof repair, roof cleaning, or a roof maintenance plan, we’re the only call you need to make. We provide the highest quality roofing services in the Portland, Oregon, metro area.

Remember: We work with both residential and commercial customers!

Contact Pacific West Roofing today for all your Portland roofing needs. Ask about our free estimates. We look forward to serving you with high quality and customer-centric roofing.

Replacement - Residential

Everything You Need to Know about Shed Roofing | Pacific West Roofing

When you decide to build a shed, you probably have a million things running through your mind, from the type of lumber you’re going to use to the framework and structure of the shed. What you should also be giving equal thought to (if not more), however, is the roof of your shed.

The roof serves as the first line of defense for any structure, keeping your shed safe from all the elements. The roof is also a major contributing factor to the overall look and aesthetic of your shed. When considering how important the roof is to the well-being of your structure, it’s vital that this step isn’t haphazardly slapped on during the process. Here are some key factors you should keep in mind about the different types of roof materials.

A garden shed with tools leaning against it

Before you select the material of roof you want for your shed, there are some questions you should ask yourself.

  1. What climate will your shed roof have to withstand? Areas that receive heavy amounts of snow will need drastically different roofs than areas with more temperate climates. As a general rule of thumb, the more snowfall your area receives, the steeper the pitch of the shed roof should be. This prevents ice damming, or ridges of ice that prevent water run-off, from forming on your roof.
  2. What level of maintenance do you want to deal with? Although all roofs should be regularly inspected and their eavestrough cleaned for the health of your structure, you probably don’t want a wood shake roof if you’re planning on a bare minimum level of maintenance.
  3. What style of roof are you looking for? A classic, “residential”-style shed would look odd paired with a metal roof. Along the same vein, a clay tile roof is most likely not the choice for a modern-style shed. 

Armed with these basic questions answered, you can begin looking into the selection of your shed roof.

  • Metal: Durable and low-maintenance. They are lightweight and shed snow or rainfall easily, lowering the chances of a roof collapse. Installation, however, can be difficult and pricey.
  • Wood Shake: Helps insulate and allows air to breathe. Although varied in appearance and distinctive in character, shake roofs require proper maintenance and care for longevity.
  • Concrete: Durable and resource-efficient, concrete offers a variety of looks with long lifespans and low-maintenance. However, this roofing can be more expensive than other forms. 

If you’re planning to build a shed, and you’re ever in need of a second opinion from professionals, feel free to shoot us a note.

Portland Roofing Services - Pacific West Roofing
Replacement - Residential

Buying an Old House? Roofing Issues to Watch For | Pacific West Roofing

One of the things people love about house hunting in Portland are the charming older homes. In some of our historical neighborhoods you can find homes that were built more than a century ago. It’s true— they just don’t build ‘em like they used to. But, while these older homes were built with more strength and character, they typically need important updates to comply with today’s building codes.

When you fall in love with one old abode in particular, you’ll need to have it inspected to initiate the purchase process. Some of the essential system checks of a home inspection include the foundation, plumbing and electrical. But, let’s say you meet the seller and he mentions that he’s had the roof patched a few times in recent years. If that’s the case, you’ll definitely want to call for an individual inspection by a roofing specialist. The roof is a critical element of the home, and its needs can make a significant impact on your budget.

Here are some things you, as a prospective buyer, can keep an eye out for on your own:

ROOFING INSPECTION WITH THE UNTRAINED EYE

Even while you’re standing on the curb you may be able to spot some concerns. For example, complex roof lines with lots of valleys tend to leak over the years. However, intricate roof lines are more typically of newer homes. Here are some of the other things to watch out for when inspecting the roof of an older home.

  • Missing, curled, or deteriorated shingles are signs that the roof needs help. Also look for clumpy moss and algae that is visible, which are signs of possible moisture trouble.
  • As you wander through the kitchen and bathrooms, try out the exhaust fans. Fully functioning exhaust fans are a must for the health of your roof (and home overall), but that will also depend on what you find in the attic.
  • When inspecting the attic, look for signs of water damage or insufficient insulation. You also want to check for adequate intake ventilation and exhaust ventilation. Let’s say, for example, a bathroom exhaust fan is emptying into the attic without being sealed and connected to a vent to escape. Or maybe the attic isn’t ventilated at all. All that hot, moist air is going to collect in the attic and condensate on the roof decking, leading to mold and rot (if it hasn’t already). This is guaranteed to shorten life expectancy for your roof.
  • 1900-1940: Homes built during this time are known to have inadequate insulation. Many of them also have bad gutters and unlined chimneys.
  • 1960-1980: Look for insufficient or non-existent attic ventilation. You may need to add continuous vents and the ridge and soffits.
  • 1980-present: During this time, asphalt shingle manufacturers shifted from an organic mat to that of fiberglass. These are lighter and more fire resistant, but they crack, rip and tear just like the old stuff. If it’s more than 15 years old, you may need to consider replacing it.

Our experienced inspectors will go over the roof with a fine-tooth comb!
Call us for an inspection at 503-635-8706

Just remember, not every sign of disrepair is a deal breaker. If you truly love a home and are committed to taking care of it, then put on your patience cap and try to stay positive. Negotiate the cost of any estimated work in to the price of the home, if you can. It’s a good possibility that an older home has already had some recent work done, so get the documentation on what was done when and by whom. Check to see if the contractors were reputable and work on transferring over any applicable warranties.

 

Replacement - Residential Roofing Tips

7 of Your Burning Roofing Questions, Answered!

Your roof is an incredibly important part of your home – it keeps you safe from the elements throughout every month of the year. When your roof needs replacement or just simple maintenance, how do you know what to do? Here are some of the most important roofing questions, answered so you can know how to properly care for your home’s roof.

Question #1: Is it time to replace my roof?
Water damage in your attic, pools of water, or brown and discolored portions of your ceiling can all indicate there is an issue with your roof. These often indicate that your roof has a leak. In addition, if you have significant areas of cracked or missing shingles, you should consider either replacing them or replacing the roof right away. Shingles are the only thing to keep water out, so any damage to them is not something to ignore.

Question #2: Does a leaky roof mean it needs to be replaced?
Not necessarily, it could be an isolated incident of a branch puncture, a pipe flashing failure, or a clogged valley full of tree debris diverting water. There is a myriad of possibilities for a single roof problem.

Question #3: What does water damage look like on my home?
Brown and discolored parts of your ceiling or attic could indicate water damage. In addition, if you have mold in your ceiling or attic, this could also indicate that there is moisture coming from your roof or your roof needs to have an inspection for a ventilation upgrade.

Question #4: If my roof is old, do I need to replace it?
If your existing shingle roof is between 20 and 25 years old, it should probably be replaced, especially if there are leaks or shingles missing. If the roof has several layers of shingles on it and it’s over 20 years old, you will probably need a new roof right away.

Question #5: Can I repair or replace the roof myself?
Most roofing work should not be done by the homeowner, but instead by a roofing professional. These contractors are familiar with what to look for in roofing systems and have been trained on proper roofing repair and replacement techniques. Re-roofing projects need to be completed with quality, accuracy, and efficiency.

Question #6: How much does a new roof cost?
The price of a new roof can vary greatly, depending on materials you select, how steep and how many stories, labor rates, and depending on if it’s a complete tear-off job with new plywood or if they can just add a new layer of roof to your existing roof.

Question #7: How long will my roof system last?
Usually, a quality roof will last about 22-30 years. Sometimes, they can last longer, depending on the material.
If you have roofing questions, Pacific West Roofing is here and happy to help! Contact us today with any concerns you may have.

Replacement - Residential

6 Reasons Your Roof May Need To Be Replaced

There are plenty of reasons why you should not put off replacing an old roof. The case of the Metrodome roof collapse in Minnesota is an extreme one, but nonetheless it could have been prevented.

Two years ago the Viking’s football stadium’s roof collapsed after a big storm subjected it to high winds and the weight of two feet of snow. This video that was recorded as it collapsed.

You might think this would be enough to cause severe damage to any roof, and you’re right. But, this roof was particularly vulnerable to serious damage because it was nearly 30 years old. According to reports, eight months prior to the collapse, the roof was inspected by the company who constructed it. The manufacturer urged stadium management to replace it, stating that it had exceeded its service life by 8 years, pointing out holes in the lining, and citing it’s condition as “fair to poor.” Furthermore, it appears the facilities commission had been aware of it’s condition for five years.

Now, it’s unlikely that you’re home or business has a roof anything like the Metrodome’s, but that doesn’t mean the need to replace it when it’s too old is any less dire. If you put off repairing or replacing your roof when it’s exceeded its expected service life, the roof could begin to deteriorate, putting you and your family in danger – especially when big storms come through. So, let’s go over some things to watch out for if your roof is reaching the end of its service life:

  • If you are seeing frequent leaks in more than 1 or 2 areas
  • If many of the shingles are wavy or fraying at the edges, covered in moss, or missing granules on the face of the shingle
  • If the shakes are crumbling  or just crunchy and you start to find them on the ground around your house
  • If, when you’re in the attic, you can see light showing through the shake roof, dark spots of mold, water staining or the roof sheeting is warped or sagging
  • If the siding on your home is decayed or the paint is blistering and peeling
  • If your heating/cooling energy bills are excessive, which could be due to poor or lack of ventilation or air flow restriction

Leaks and missing shingles can usually be repaired without having to replace the roof completely. But, if your roof is more than 15 years old and you see one or more of these problems cropping up, it is critical to have a professional inspect it and possibly replace it to ensure your safety and comfort.

Don’t hesitate to contact us if you think your roof might need to be replaced!

Portland Roofing Contractor Since 1980

CCB# 169414