It just might be time to repair or replace it. Here are some guidelines to help you decide exactly what your roof needs are.
You should get in the habit of checking your roof at least once a year. Signs inside your home that you might need to make some changes sooner rather than later include dark areas on ceilings, paint peeling on the underside of roof overhangs, damp spots alongside the fireplace, and water stains on the pipes that vent your hot water heater or furnace.
Take a pair of binoculars and check your roof for cracked caulk or rust spots on the flashing, shingles that are buckled, curled or blistered, or worn areas around chimneys, pipes and skylights. If you see any of these problems, especially on an older roof, have a professional take a look at it. Most local roofers will do this for free in hopes of securing the job.
Leaks in an otherwise sound roof can often be repaired for a moderate fee. But if you need to replace your roof, it's a big ticket. Remodeling magazine's Cost vs Value Report for 2011-12 puts an average cost of $18,672, with $12,098 recouped at sale. If you need to take this step be sure to get several bids.
Once you choose a contractor, be sure they are licensed and insured. Be clear on exactly what their bid includes: disposal of old roofing materials, hourly rate for structural repairs, gutter costs, damage to your landscaping. For additional information on your options, here's an article at houselogic.com. While you're at that website, take a look around...it's a terrific resource.
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