Time to Replace Your Roof?

Real Estate Agent with David Tracy Real Estate #555994

Time to Replace Your Roof?


It’s almost spring and time to do some house repairs. One of the things a homeowner will need to this spring do this check is the condition of their roof.

One of the first things to do is to hire a licensed and insured/bonded roof contractor. Make sure they pull a permit from the city in which you live. To forgo this step can be costly to the homeowner. It may even more costly to the home owner who has a mortgage who require a windstorm inspection certificate.


Once upon a time you could hire an engineer who would literally count the nails in the roof make some calculations and issue a certificate. In some areas you may you may still be able to do this. What we have seen in our area is engineers who don’t want to take the responsiblility to do this after the fact. I think it’s about the insurance.


Make sure you ask around to see who has hired which roofing companies to replace their roofs. Ask what them what liked about the company they chose and who they hired and did they do a good jobs and if they would hire them again.


Once a permit from the city has been pulled; a permit will be placed in the window of the home for the inspector to see. The inspector will come out and inspect the home to see that the work was done according to code. When the work is done a green tag will be placed indicating that the roof passed inspection. A red tag is not a good sign.


You need to note that if you already have two layers of shingles on your roof; they will all have to be torn off before a new roof can be replaced, this is a code requirement.


If you have two layers of shingles the contractor will go on the roof tear off the old shingles and inspect the wooden decking to see if any of the sheets of ply wood need replaced.  If there are some that need replacing they will be done.


In a full roof replacement the company will then lay down overlapping layers of "felt paper", which is a black thick tar looking paper starting at the bottom of the roof’s edge and work to the top. Once all the felt paper is nailed onto the roof then they will start placing the asphalt shingles on the roof. Once the roofer puts about half of the shingles on, it is time to call the inspector for the second inspection to see if the correct number of nails are being used.


 Now you have to know if you will need a 4-nail shingle or a 6-nail shingle. What is the difference? The difference is where you live. Some cities requires a 6-nail shingle because of the coastal proximity and the hurricanes that come into the Gulf. Hurricane winds can come in and rip off a 4-nailed shingle where a 6-nail shingle will better withstand the high wind velocity.


I have been told by some inspectors that during a hurricane event some homes in cities who had used the 4-nailed shingle lost their roofs. While homes across the street in another subdivision did not because of the 6-nailed shingles used in the course of building the homes. I would suggest that once all this work is complete I would keep a copy of the permit and the inspector’s signature approving the work performed on your home. This is an important paper that should be stored with other important papers should you ever decide to sell your home


Posted by


Sussie Says…

Representing Buyers and Sellers in Friendswood, Clear Lake, Pearland, Webster, City of League City, and the Houston / Bay Area.

Call Me  Your Realtor at ...713-822-1655.

Website: http://www.sussiesuttonrealtor.com/

Email Me: sussiesutton@yahoo.com








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Re-Blogged 2 times:

Re-Blogged By Re-Blogged At
  1. Jill Sackler 02/10/2014 10:06 PM
  2. Winston Heverly 05/12/2014 09:50 PM
Home Improvement
Texas Brazoria County Pearland
Texas Real Estate
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roof replacement
time to replace your roof

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Alan Kirkpatrick
Austin Texas Homes - Round Rock, TX
Alan in Austin


Just stopping by to say Hi. Hope you have a wonderful week. 

Feb 09, 2014 01:38 PM #1
Amanda Christiansen
Christiansen Group Realty (260)704-0843 - Fort Wayne, IN
Christiansen Group Realty

Great information here Sussie.  Replacing your roof is a big deal, and it should be done correctly.  Thanks for sharing and have a great week!

Feb 09, 2014 08:39 PM #2
Randy Shamburger
Movement Mortgage - Greenville, SC
FHA, VA, USDA and Conventional Mortgage Expert

Thanks for sharing this information!

Have a Big day,


Feb 10, 2014 12:48 AM #3
Ricki Eichler McCallum
CastNet Realty - Corpus Christi, TX
Broker,GRI,ABR, e-Pro, TAHS

Checking the roof is a great thing to do esp in hurricane areas.

Feb 10, 2014 02:28 AM #4
Robert Bob Gilbert
Berkshire Hathaway HomeServices Anderson Properties - Katy, TX
Your Katy TX ( West of Houston) Real Estate Expert


Thanks for roof discussion. We do not have ant City Inspectors out here in the boonies of Katy. I was unaware of 4 nail or 6 nail shingle until I read your post. I will suggest. 

Feb 10, 2014 04:03 AM #5
Jill Sackler
Charles Rutenberg Realty Inc. 516-575-7500 - Long Beach, NY
LI South Shore Real Estate - Broker Associate

Interesting reading. Everyone wants to know about the roof. I didn't know about the 4-6 nail shingle.

Feb 10, 2014 10:02 PM #6
David Popoff
DMK Real Estate - Darien, CT
Realtor®,SRS, Green ~ Fairfield County, Ct

Roof material and labor are expensive, referrals are key.

Feb 10, 2014 11:23 PM #7
Anne Hensel
South Beaches Real Estate Professionals - Saint Petersburg, FL
Realtor - Broker - St. Pete Beach, Treasure Island

Thank you for the great post it is great information for every seller.  

Feb 10, 2014 11:40 PM #8
Manuela Baginski
Coastal Properties Group/Christie's International Real Estate - Tierra Verde, FL
bilingual Real Estate Professional in Tampa Bay

Great post, with great information for sellers!

Feb 11, 2014 12:52 AM #9
Rose King
David Tracy Real Estate - Friendswood, TX
Friendswood / Pearland / Houston Bay Area

Great information, Sussie! Buyers always want to know about the roof of a home they are interested in. And sellers need to be able to provide specifics about any roof replacement that was done. Your clients are fortunate to have a Realtor who knows about roofing!

Feb 11, 2014 03:48 AM #10
Stefan Winter
Real Estate in IL & NV | Owner of Real Estate Web Tech | Daily Vlogger - Las Vegas, NV
Owner - Winter Group & Real Estate Web Tech

Great information, and I learned something new 4 or 6 nails. 

Feb 11, 2014 04:24 AM #11
Gene Riemenschneider
Home Point Real Estate - Brentwood, CA
Turning Houses into Homes

I have been told by roofers that a properly installed shingle roof is the best roof around.  It does not cost much more to get a roof with a longer life.  Even if you feel you will move before the life of the roof is gone getting the better roof will be a good selling point.

Feb 11, 2014 05:14 AM #12
Sharon Sanchez
Ace Home Realty - Carson, CA
Your Number "1" Source For Real Estate.

Great post for sellers and new home owners.  Thanks,

Feb 11, 2014 07:52 AM #13
Karen Crowson
Coldwell Banker Residential Brokerage - Rancho Bernardo, CA
Your Agent for Change

With a concrete tile roof said to be good for 40 years, I'm expecting to avoid this expense!

Feb 11, 2014 09:49 AM #14
Kimo Jarrett
WikiWiki Realty - Huntington Beach, CA
Pro Lifestyle Solutions

Thanks for the lesson on roofs. An excellent post with invaluable information. 

Feb 11, 2014 04:29 PM #15
Joe Smith

Its time to replace my roof for sure... if it wasn't winter and snowing every other day. 


Feb 12, 2014 03:31 AM #16
Wayne Johnson
Coldwell Banker D'Ann Harper REALTORS® - San Antonio, TX
San Antonio REALTOR, San Antonio Homes For Sale

Susie-Thanks for the great explanation. I was not aware of the process. I've not had to have a roof replaced yet, thankfully. 

Mar 05, 2014 09:34 PM #17
Sussie Sutton
David Tracy Real Estate - Houston, TX
David Tracy Real Estate for Buyers & Sellers

EVERYONE: I don't see where I responded to everyone! I could have sworn that I did!

Wayne: Your welcomed! Yes when re-placing your roof you need to be careful who you hire and call the city to make sure he pulled a permit. If you are in a windstorm 150 MPH area...you need to be sure you are going to get that windstorm inspection  BEFORE the roof is complete!

Mar 07, 2014 09:58 PM #18
Fred Griffin Tallahassee Real Estate
Fred Griffin Real Estate - Tallahassee, FL
Licensed Florida Real Estate Broker

Hi, Sussie!

     Winston Heverly brought this back to the front with a reblog.   This is a huge issue in Florida.  A bad roof can result in getting your Insurance cancelled or denied.

May 12, 2014 10:15 PM #19
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Sussie Sutton

David Tracy Real Estate for Buyers & Sellers
Rep for buyers & sellers. New construction expert.
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