When you think about it, your home’s roof is the most important part of your house. The roof protects you and your family from the elements, protects your household items and the interior parts of the house, and can help enhance your home’s curb appeal. That’s why you should always ensure that your roof is in tip-top condition. You do this by having your roof inspected at least once or twice a year. This way, you’ll know when your roof is in need of repair or if you need a roof replacement.
Look for the following signs that you may be in need of roof repair or a roof replacement. Then, you can call in roofing contractors, who will ultimately advise you when it’s time for new roof replacements.
1. A Leaking Roof
A leaky roof is a nightmare for any homeowner. With a leaking roof, everything inside your house can be easily damaged by leaking water. Even worse, small leaks can escalate during the rainy season, and your house can get flooded if the leaks go unrepaired. Additionally, a leaky roof is a potential fire hazard. Continuous water leaks may infiltrate the junction boxes, and the live wires may be exposed to water. This can spark a house fire if you don’t hire roof repair contractors to assess your leaking roof early.
A residential roofing contractor will recommend if your leaky roof needs a total replacement, or roof repair will work well. In most cases, extensive leaks will destroy your attic and ceilings, and you’ll need roof replacements. However, small leaks can be repaired, and your roof will continue serving you efficiently. Leaks can be caused by missing or damaged shingles, which are easy to replace and repair. Other times, water leaks are caused by faulty roofing materials, poor roof installation, heavy roof damage from storms, or wear and tear. In such cases, total roof replacements may be the only solution for your leaky roof.
2. Roof Rot Caused By Growth of Mold or Mildew
Due to poor installation or damage caused by extreme weather conditions, your roof may not drain water to the gutters. For instance, a substandard roof installer may not calculate the roof slope properly when installing your shingle roof. When it rains, the roof will retain moisture on its surface, causing some parts of your roof to be waterlogged.
When this is the case, many types of growth, such as algae, mold, moss, and mildew, will grow on your roof. The moisture retained on the shingles will fuel the growth of algae. As algae grow on the roof, it eats into the shingles and causes them to rot. If algae go undetected for long, it will eventually trigger roof rot on most parts of your roof. This will necessitate a complete roof replacement to correct the roof rot.
3. When Your Roof Has Exceeded Its Service Life
The life expectancy of different roofs varies depending on the roofing materials used to make and install the roof. Slate and metal roofs are the most durable roofs, with a service life of more than 70 years. Clay tiles will serve you for 50 years or more, while asphalt shingles last for slightly above 20 years. So, when you start having roof issues, it’s time to review your home improvement records and check how long your roof has been in service.
Say, for instance, your asphalt shingle roof is 15 years old. It would be more sustainable to have it replaced than to make repairs. Additionally, review records of your previous roof repairs. If you have had your roof repaired a couple of times, a new leak will signal that it’s time to call in a residential roofing company for a new installation.
Roof replacements are the most effective solution for your damaged or leaky roof. However, some roof problems can be solved through roof repair. To know if you need to roof replacement or roof repair, you should hire a roofing company to inspect your roof issues and recommend the best steps to take.
Measurement:
Accurate measurements are critical. For asphalt shingle roofs, you divide the total surface area by 100 to get “roofing squares” (one square = 100 sq ft) when calculating materials and labor. GAF Many roofing contractors now use tools such as satellite imagery and specialized apps to measure quickly. GAF
Choosing Materials and Contractor
Question: Which shingles and which local roofing company should I pick?
Materials:
- Asphalt shingles are the dominant choice for residential roofing across the U.S. and Michigan, because they cost less and are easier to install. GAF
- Brand matters. For instance, GAF is North America’s largest roofing manufacturer and certifies certain contractors to give stronger warranties. GAF
- If you’re selecting between brands like GAF or CertainTeed, check their warranty options and whether the contractor is “Factory-Certified”.
Contractor:
- Choose a local roofing company experienced with Michigan weather (snow loads, ice dams, proper ventilation for cold climates).
- Ensure they are licensed, insured, and can provide roofing system warranties, not just material warranties.
- Ask for references, check local reviews, and verify they are comfortable working with permits in areas such as Saginaw, Midland, Bay City, Traverse City, and Harbor Springs.
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Shingle Tier
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Typical Lifespan*
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Pros |
Cons |
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Basic 3-tab asphalt
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~20–25 years
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Lower cost
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Less durability, fewer style options
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Architectural (dimensional) asphalt
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~25–30 years or more
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Better durability, looks better
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Higher upfront cost
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Premium asphalt / enhanced warranties
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30+ years *if well maintained
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Longest asphalt option
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Highest cost of asphalt category
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*Life spans vary heavily by climate, installation, and maintenance.
Pro vs. Con: Hiring a Certified Contractor
Pros
- Certified teams can offer stronger warranties
- Better trained in proper roof system installation
- More likely to understand local Michigan code & climate issues
Cons
- Generally, a higher upfront cost
- Might require more lead time (busy season)
Budgeting & Financing
Question: How much will this cost, and how can I afford it?
As of 2023, the average cost of replacing an asphalt shingle roof in the U.S. is about $14,959. GAF Keep in mind this average includes many regions and sizes; your cost in Michigan may vary due to local labor, permit costs, disposal of old materials, snow-load requirements, etc.
Factors that influence cost:
- Size and pitch of your roof
- Complexity (dormers, hips, valleys)
- Materials chosen (basic vs premium)
- Local building codes and permit fees
- Removal of old roof vs overlay
- Ventilation improvements, attic insulation
- Warranty type and contractor certification
Financing Options
Many local roofing companies (including Herbert Roofing) offer roof financing (monthly payments) or help you apply for home-improvement loans. Also, replacing your roof now may save on future repair costs (which would be more costly if damage occurs before replacement).
Scheduling and Pre-Installation Preparation
Question: What should I expect before installation day?
Once you’ve selected your contractor and signed a contract, the following steps are:
- Schedule the replacement; peak roofing season in Michigan is often late spring through early fall (avoid deep winter if possible).
- Permits & inspections: Your contractor should handle the local permit process for your city (Saginaw, Midland, etc.).
- Material delivery: Shingles, underlayment, and flashing materials will arrive before installation.
- Prepare your property:
- Remove vehicles from the driveway if roofers need access.
- Clear valuables (sensitive electronics) from the attic in case of vibrations.
- Board up or protect landscaping near the house (shingle nails can scatter).
- Old roof removal plan: If your roof has two or more layers of shingles, local Michigan codes may require a full tear-off.
- Weather contingency plan: Since Michigan weather can change rapidly, agree with your roofer on a backup date or plan in case of rain or snow.
Installation Day
Question: What happens on the actual replacement day?
Here’s a typical flow:
- Tear Off: Removal of existing shingles (and possibly underlayment) down to the roof deck.
- Deck inspection/repairs: Any damaged decking will be replaced.
- Install underlayment & ice-dam barrier: Critical in Michigan’s climate, where snow/ice melt can freeze at eaves.
- Flashing & ventilation work: Install or upgrade flashing around chimneys, vents, and valleys. Proper attic ventilation is key to shingle longevity.
- Shingle installation: Lay the chosen asphalt shingles (GAF, CertainTeed) per manufacturer’s specifications.
- Cleanup & disposal: Contractor should haul off old materials and leave the site tidy; nail sweep or magnet to clear stray nails.
- Final inspection & homeowner walkthrough: You’ll have the chance to review the roof and ask questions.
Post-Installation Inspection & Warranty Registration
Question: What should I do after the roof is installed?
- Walk the roof perimeter with your contractor (from ground level) for final review.
- Request all warranty documentation (manufacturer and workmanship).
- Register your warranty with the manufacturer (often the contractor does this on your behalf). Manufacturers like GAF highlight this as part of a proper system installation. GAF
- Take photos of the new roof for insurance records.
- Review maintenance instructions: cleaning gutters, trimming overhanging branches, and checking attic ventilation.
Maintenance Plan & Longevity
Question: How do I ensure my new roof lasts as long as possible?
In Michigan’s climate, longevity is enhanced by:
- Scheduling annual roof inspections (especially after winter or major storms).
- Cleaning debris (leaves, branches) off roofs and in gutters.
- Maintaining attic ventilation and insulation (to prevent ice dams and excessive heat).
- Watching for moss or algae and addressing quickly — they can shorten shingle life.
- According to This Old House, climate and maintenance are significant factors in lifespan variation. This Old House
- Respect the warranty conditions (for example, some warranties require certified installation, restrict walking on shingles, or limit colors).
- Consider adding features such as ridge vents or ice-dam barriers if they are not already installed.
How Roof Replacement Works in Michigan’s Climate
When you live in Michigan (snow, freeze/thaw cycles, high winds by the lakeshore), these climate-specific considerations matter:
- Ice dams: Without proper underlayment and ventilation, melting snow refreezes at eaves and forces water under shingles. Use an ice-dam barrier.
- Snow load & steep pitch: Roof pitch affects snow shedding; steep roofs may cost more but shed snow more reliably.
- Wind/snow exposure: Particularly in Bay City, Traverse City, or Harbor Springs near the Great Lakes. Choose shingles rated for higher wind resistance.
- Temperature swings: These cause expansion/contraction, which can reduce shingle life.
- Regional code/permit differences: Roofing requirements may differ by county or municipality; your local roofing company should know.
Undertaking a roof replacement is one of the most significant investments you’ll make for your home, especially in Michigan’s climate. By working with a trusted local roofing company like Herbert Roofing, choosing the right materials (such as GAF or CertainTeed asphalt shingles), and following a transparent process from inspection through maintenance, you’ll protect your home, enhance curb appeal, and improve resale value.
If you’re in Saginaw, Midland, Bay City, Traverse City, Harbor Springs, or nearby Michigan areas and think it may be time for a roof replacement (or want a professional inspection), contact Herbert Roofing today. Let us help you plan a roof that’s built for Michigan and built to last.
Frequently Asked Questions About Roof Replacement in Michigan
1. How do I know if I need a full roof replacement or just repairs?
If your roof only has a few missing or cracked shingles, a quick repair might do the trick. But when you see widespread curling shingles, granules collecting in your gutters, multiple leaks, sagging areas, or sunlight peeking through your attic, it’s usually time for a full roof replacement. In Michigan, where harsh winters and temperature swings take their toll, waiting too long can make the damage worse. According to GAF, these symptoms indicate that a new roof will better protect your home than ongoing patchwork repairs.
2. How long does an asphalt shingle roof typically last in Michigan?
Under normal conditions, asphalt shingle roofs last about 20–30 years. However, Michigan’s freeze-thaw cycles, heavy snow, and moisture can shorten that lifespan. If your roof is nearing 20 years old, it’s smart to schedule an inspection.
3. What brands and warranties should I look for when replacing my roof?
Two of the most trusted roofing brands in the U.S. are GAF and CertainTeed. Both offer multi-layer roofing systems designed for durability and backed by strong manufacturer warranties. The key is hiring a factory-certified contractor, like Herbert Roofing, because certification allows you to qualify for enhanced system warranties that cover not just the materials, but also the workmanship. GAF recommends registering your new roof to ensure the warranty remains active.
4. Can I finance a roof replacement, and what should I budget for?
Yes — most local roofing companies, including Herbert Roofing, offer roof financing options or can help you apply for a home-improvement loan. This makes it easier to spread out payments rather than paying the full amount up front. The average asphalt shingle roof replacement in the U.S. was around $14,959 in 2023 (according to GAF data), but your exact cost will depend on your roof size, materials, and design complexity. A certified contractor can help you customize a quote that fits both your budget and your long-term home goals.
5. What should I expect on installation day, and how can I prepare?
Roof replacement day can be busy, but it’s a smooth process when you plan. The crew will start by tearing off the old shingles and inspecting the deck for damage. Then they’ll install underlayment, flashing, and ice-dam barriers, followed by your new shingles. Before the team arrives, move vehicles out of the driveway, cover or move outdoor items, and protect landscaping from debris. A reputable roofer will handle cleanup, magnet sweep for nails, and a final inspection to ensure everything meets code.
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