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What should be done to maintain a roof?

When should we replace the roof?

When should we replace the gutters?

Should we have the old roof removed when installing a new one?

Your condo association may want to hire a someone to inspect the roof every year. A roofer can look for damage that could result in leaks and costly repairs. For instance, a storm may have caused some shingles to come loose or weather may have caused part of a rubber roof to crack. This type of damage will eventually cause water to leak through the roof.

In addition, a roofer can remove any build up of leaves and twigs. These can collect around chimneys, skylights, drains, and valleys where they decompose and clog areas. This hinders the flow of water and causes it to pool, which can lead to damage. The roofer could also inspect and remove debris from flashing (the sheet metal used near chimneys and in valleys on the roof for the purpose of waterproofing). A roofer can also look for other types of damage, such as cracks in the chimney and loose gutters.

While your roofer is there, consider having chimney caps installed. These caps help prevent birds and other animals from building nests in your chimeny or even entering your premises. In addition, there are special chimney caps that can help improve the updraft on your chimney. Hearth.com has a good article on chimney caps.

Maintaining a roof is relatively inexpensive, and certainly much cheaper than dealing with the damage to individual units and common areas that leaks can cause.

Your roof will accumulate problems over time. You will need to weigh the quality of life against the cost of a new roof. Here's some information that might assist:

• In general, if a roof is more than 20 years old, it is time to have it evaluated. Depending on the type of roof, there may be physical clues that the roof is going. Cedar shake roofs sometimes begin to crumble. Shingle roofs start to lose granules and show black patches. Rubber roofs may have problems with seams and may form leaks that cannot be found.
• Leaks can cause serious problems, such as mildew, mold, and water damage. If their are leaks in your building that have gone on for a long time, you should discuss that with your roofer.
• Leaks may be hard to find. This can create a lot of frustration for those affected by the leaks, and this will put pressure on condo trustees to invest in a new roof.

Gutters used to be made of steel and often formed leaks. If you have steel gutters, chances are they are quite old and due for replacement. New gutters, made of aluminum, are often guaranteed for life. Though you may not need to replace these gutters, they will require repair from time to time. A typical problem is for the gutters to pull away from the fascia (the part of the roof to which they are attached). When you are having your roof replaced, ask the roofer to check and shore up the gutters.

Yes, especially if the roof is being replaced because of leaks. It is one of the only ways to make sure that no harm has been done to the framing beneath. Furthermore, if a new layer is placed on an old one that has moisture, the moisture could damage the new roof. Removing the old roof is more expensive than just roofing over it, but will save you money in the long run. Also, before layering, check with your town hall to find out if your community has building codes that restrict the number of layers a roof can have. Most communities do.