Roof Repair: Costs, Lifespan and Alternatives

Two visits a year keeps a Castro roof honest: clear valleys and gutters before the rains, check flashings after the first storm. Annual inspection on a Castro property typically adds two to three years to the back end of a roof's life.

We look at the deck from inside the Castro attic as well as walking the roof; half the evidence is underneath. A Castro inspection starts at the flashings — chimney, vents, skylights — because they fail long before the field does.

Final clean-up on a Castro property includes a magnetic sweep for nails before the crew leaves. Flashing at every penetration is replaced rather than reused on a Castro roof.

Thermal cycling does the quiet damage in Castro — hot afternoons, cool nights, materials working against their fixings. Dry offshore winds reach Castro through autumn and lift tabs and ridge caps in the direction roofs lap least well.

Daylight through the deck in a Castro attic is a structural problem, not a covering problem. Soft spots underfoot on a Castro roof mean the sheathing has taken water and needs replacing.

Flashing at every penetration is replaced rather than reused on a Castro roof. A typical Castro re-roof runs one to three days depending on size, pitch and how much deck needs replacing.

Composition shingle is the most common covering in Castro and typically runs fifteen to twenty-five years here. Tile on a Castro property outlives its underlayment by decades, and the underlayment is the part doing the waterproofing.

The line that moves on a Castro quote is deck repair, so it belongs in writing at a rate per sheet rather than as an allowance. Cost on a Castro roof comes down to size, pitch, how many layers come off and the state of the deck underneath.