Why the number is so high
A typical roof replacement around Asheboro runs about $20,000 to $25,000 or more. That number alone isn't a sign anyone is overcharging you. A new roof means tearing off every shingle, hauling it to the landfill, checking and repairing the deck, then putting down new underlayment, flashing and shingles. It's a big job with a lot of material and a lot of labor.
If your roof really is worn out, that's money well spent. The real question is whether yours is there yet. Some roofs that look tired from the street still have years left in them. Others look fine from the curb and are soft underneath. You can't tell from the driveway, and you shouldn't have to guess.
Signs the roof really is done
Replacement makes sense when
- The deck feels soft or spongy underfoot
- Shingles crack or snap when bent
- Large areas are worn bald down to the mat
- Edges are curled or clawed so they won't lie flat
- An active leak has water damage spreading inside
It may still have life when
- Shingles lie flat and are still sealed
- Granules are thinning but not gone
- A shingle bends without snapping
- The deck is solid
- The problems are small, like a few nail pops or loose tabs
Questions to ask the contractor who quoted you
A good roofer won't mind any of these. Ask them before you sign anything.
- 01What exactly failed?
Is it age, storm damage, a leak or the deck? Push for a specific answer instead of a general one.
- 02Can I see photos?
Ask for close-ups of the worst spots so you can see what they saw up there.
- 03How did the deck feel?
Soft decking is a real reason to replace. A solid deck under dry shingles may be a different story.
- 04Is this an insurance matter?
If a storm did the damage, call your insurance company before any work starts.
- 05What happens if I wait a year or two?
A clear answer here tells you a lot about how urgent the job really is.
How a second opinion works with us
A free roof assessment from Roof Armor costs nothing and comes with no obligation. The owner does every one himself. He checks the shingles, how much granule loss there is, how flexible they still are and the shape the flashing is in.
Then you get a clear answer. If your roof is a good candidate for rejuvenation, we'll show you why. If it needs replacing, we'll say that too, and you can sign your quote knowing it's the right call. Roof Armor's business is rejuvenation and tune-ups. We're not on your roof to sell you a new one.
Roof Armor is a new company. The owner spent almost 20 years in the trades before starting it, from remodeling to building and selling a fence company. He's always been a straight shooter with customers, and that doesn't change on your roof.
What the two paths look like
Rough ratios, not a quote. Your price depends on your roof.
| Item | Replace now | Rejuvenate first |
|---|---|---|
| Cost | About $20,000 to $25,000 or more around Asheboro | Usually around 20% of replacement cost |
| Time | A day or more of tear-off and install | About one afternoon for a typical house |
| What you get | A brand-new roof | Up to about 5 more years per treatment |
| Down the road | Done for now | Can repeat every 5 years, for up to about 15 extra years |
| Waste | Old shingles go to the landfill | Shingles stay on the roof |
Doing the math
Here's a simple way to think about it. Rejuvenation usually costs around 20% of a replacement, which is up to 80% less. If a treatment buys you up to about 5 more years, you push that big check down the road. You get time to save for it, or to see whether you stay in the house at all.
This only works if the roof is still sound. Treating a roof that's done only delays a bill you'll still have to pay, and we won't do that to you. That's why the assessment comes first.
A few ways to get a better read on your numbers:
- Get a rough price from the instant roof estimate, which measures your roof from satellite data
- Read the full breakdown on roof rejuvenation cost
- Compare both options on rejuvenation vs. replacement
- Check our questions to ask before you hire anyone, us included
Common questions
Should I get more than one replacement quote?
It's a good idea on any big job. Compare what each roofer found, along with the price. If two roofers both tell you the deck is soft, that's a strong sign the roof is done.
My insurance company says my roof is too old. Do I have to replace it?
Not always. It depends on why your carrier flagged it. If condition is the problem, a documented tune-up and treatment can help. If the install year is the problem, treatment won't change it. Ask your agent first, and read aging roofs and homeowners insurance.
Is rejuvenation a way to put off the inevitable?
In a way, yes. Every roof gets replaced someday. Rejuvenation can push that day out by up to about 5 years per treatment, for up to about 15 extra years in all. That time can be worth a lot.