I’m thinking of buying another house that needs another new roof. I’m in south florida, so crazy miami-dade codes.
Last house I bought I put a standing seam metal roof on the slope, PVC on the flat. Seems to be the longest roof I could find. The quotes worked out to about $800/sq. I couldn’t find a single metal roof installed properly down here so I put it on myself. That was not fun.
If I plan on owning another house long term, what kind of roof should I get put on? I keep kicking around different ideas in my head, but can’t settle on one. Seems there are three options…
Go crazy and get a standing seam metal roof put on. Hope they don’t mess up the details too bad. But the house I’m looking at is 30 sq, hip roof with all kinds of faces, I know what a nightmare its going to be to get right. It’s a T shaped house with a dormer added for good measure, all kinds of valleys and hips. I know if I stand on the roof yelling and argue every detail I should get a good roof that lasts a long time, for a small fortune. Last roof I’ll ever put on.
Put on something that relies on an underlayment - I see these new metal shingle roofs, and then there’s concrete or clay tile. But in any case, the underlayment will fail before the covering, so I might as well go with the best underlayment and cheapest cover that lasts the same time. I just don’t know how long the best underlayment lasts down here - am I replacing this thing in 20 years? And what is the best underlayment? This is the mid priced option. I think it was like $550-$600/sq?
Put another shingle roof on it. It has a 14 year old shingle roof. Also comes with several blue tarps to keep as much water out of the house as they can. So, how long do shingles last down here - 10 years? 15 if you’re lucky? Unless this is less than half the price of any other roof, how is this a good option? How much is this a square -
Now, what I think would be cheapest…the last house I bought had flat concrete roof tiles that were decades old - 40, 50 years? It was insane. Well, the underlayment was worn out, so they went out and bought this elastomeric crap and poured it everywhere. I cannot believe how strong that crap was. Made tearing off 24 squares of concrete tile into a total nightmare, half a tile at a time, every tile glued to the 4 tiles surrounding it, I cannot believe what I went through. That stuff works. And I see it has a 7 year warranty. So, wouldn’t the cheapest way be to put on a flat concrete tile roof, and then in 20 years or so, start smearing that crap on every 7? Seems like you could get 50 years out of a concrete tile roof that way!
Anyways, in the long run, which is going to be the most cost effective down here in the florida sun and wind? What would you put on your south florida home?