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Roof Maintenance Tips for Up North Vacation Properties in Michigan

Apr 15, 2025 | Roof Maintenance

Expert Advice from Your Trusted Local Roofing Contractors at Herbert Roofing

Owning a vacation property in Northern Michigan—whether nestled along the shores of Traverse City or tucked into the quiet woods near Petoskey—is a dream come true for many. But keeping that dream alive means staying on top of routine care, especially regarding your roof.

Roof maintenance should be a top priority because vacation homes often sit unattended for long periods. With Northern Michigan’s snowy winters, spring storms, and temperature swings, weather can take a toll on roofing systems. In this guide, Herbert Roofing, your local roofing contractor in Michigan, provides the most essential tips for vacation property roof maintenance, so you can enjoy your getaway without costly surprises.

  1. Schedule Seasonal Roof Inspections

Routine inspections are the foundation of effective roof maintenance. For vacation properties in Northern Michigan, it’s essential to inspect the roof:

These inspections can identify damage from heavy snow loads, ice dams, wind storms, and freeze-thaw cycles.

What to look for:

  • Missing, curling, or cracked shingles
  • Deteriorated flashing around vents and chimneys
  • Signs of moss or algae growth
  • Clogged or damaged gutters

Pro Tip: Hire local roofing contractors familiar with regional weather patterns. At Herbert Roofing, we provide detailed roofing estimates and professional recommendations during each inspection.

  1. Clean Your Gutters and Downspouts Regularly

Gutters are your roof’s first line of defense against water damage. Suppose they’re clogged with pine needles, leaves, or ice. In that case, water can back up and seep under your roofing material, leading to rot, mold, or even interior leaks.

Why it matters for vacation homes: Gutters on seasonal properties often go unchecked for months. A simple clog can escalate into serious structural issues, especially during spring melts and heavy rain.

What you should do:

  • Clean gutters at least twice a year (spring and fall)
  • Ensure downspouts are directing water at least 5 feet away from the foundation
  • Check for gutter sagging or improper slope

  1. Inspect the Attic Space

While most homeowners focus on exterior shingles, your attic can reveal hidden roofing problems, especially in vacant homes.

Check for:

  • Moisture stains or wet insulation (signs of leaks)
  • Mold or mildew odors (can indicate poor ventilation)
  • Sunlight peeking through the roof deck (possible holes or damage)

A well-ventilated attic also reduces the risk of ice dams, a common problem in Northern Michigan during freeze-thaw cycles.

  1. Trim Trees and Overhanging Branches

Tree limbs hanging over your roof may look picturesque, but are also hazardous. Strong winds, snow accumulation, or animals can cause limbs to break and fall onto your roofing system.

Additionally, overhanging branches shed debris that accelerates shingle wear and clogs gutters.

Roof maintenance solution:

  • Trim back branches at least 6 feet from your roof
  • Remove dead or diseased trees near the property
  • Schedule annual yard maintenance before the storm season

  1. Address Moss, Algae, and Debris

In shady or damp areas, roofs can accumulate moss, algae, and organic debris, especially near lakes or dense woods. Left untreated, this growth can eat away at shingles and trap moisture.

How to clean safely:

  • Use a soft brush or low-pressure wash to remove buildup
  • Avoid harsh chemicals that can damage shingles or landscaping
  • Consider installing zinc or copper strips to prevent regrowth

If the buildup is extensive, request roofing estimates from local experts. It may be more cost-effective to clean and seal the roof professionally than to risk damage with DIY efforts.

  1. Seal and Maintain Roof Penetrations

Vacation homes often have chimneys, skylights, vents, and satellite mounts—each creating a potential entry point for water.

Flashing around these areas degrades and can crack during cold Michigan winters.

Maintenance checklist:

  • Check flashing for rust, cracks, or gaps
  • Reseal with roofing-grade caulk or flashing tape if needed
  • Inspect chimney crowns and mortar for wear

Proper sealing ensures your roof remains watertight, even during storms or thaw cycles.

  1. Install Ice and Water Shielding

One of the best ways to prepare your vacation home’s roof for Northern Michigan winters is with an ice and water barrier. This protective layer sits beneath the shingles and prevents leaks caused by ice dams.

While newer homes often have this feature, many older cottages and cabins do not.

When to consider it:

  • If your home has a low-sloped roof
  • If you’ve experienced ice dams or winter leaks
  • If you’re planning a roof replacement soon

Ask your local roofing contractor if an upgrade is recommended during your next roofing inspection.

  1. Don’t Ignore Minor Repairs

What starts as a minor issue—a missing shingle or a loose flashing strip—can turn into major roof damage over time, especially in a home that’s not regularly occupied.

If your inspector spots anything suspicious, don’t delay repairs.

Common small issues to fix early:

  • Shingle tabs lifting or missing
  • Flashing gaps
  • Minor leaks or stains

Getting a few roofing estimates from reputable local roofing contractors can help you compare repair options and avoid costly replacements down the road.

  1. Know When It’s Time for a Roof Replacement

Eventually, every roof reaches the end of its life. An aging roof is more than inconvenient for vacation properties—it’s a vulnerability during storms, snow, and extended vacancies.

Signs your vacation home may need a roof replacement:

  • The roof is over 20 years old (asphalt) or 50 years (metal)
  • Multiple patches or recurring leaks
  • Shingles are brittle, cracked, or shedding granules
  • Moss or algae has caused irreversible damage

A full roof replacement is a significant investment, but it protects the home you love and keeps your vacations worry-free.

  1. Work with a Trusted Local Roofing Contractor

Choosing the right roofing partner makes all the difference. Local roofing contractors understand Michigan’s climate, use region-appropriate materials, and offer tailored solutions.

At Herbert Roofing, we’ve been helping Northern Michigan homeowners and vacation property owners protect their homes. From detailed roof maintenance inspections to honest roofing estimates and complete roof replacements, we provide peace of mind you can count on—even when you’re miles away.

Need Help With Your Vacation Property’s Roof?

Serving Traverse City, Harbor Springs, Petoskey, and surrounding areas

Call Herbert Roofing today for a free roofing estimate or to schedule a seasonal inspection.

Let’s make sure your roof is ready for whatever Northern Michigan throws its way.

Roof Deck

The structural platform (often plywood or OSB) on which roofing materials are installed.

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

Pro Tip:

Ask your roofer if they provide a digital measurement report (e.g., via GAF QuickMeasure) so you know the size, waste factor, pitch, and materials needed – this reduces surprises on installation day.

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.

Shingle Tier

Typical Lifespan*

 Pros Cons

Basic 3-tab asphalt

~20–25 years

Lower cost

Less durability, fewer style options

Architectural (dimensional) asphalt

~25–30 years or more

Better durability, looks better

Higher upfront cost

Premium asphalt / enhanced warranties

30+ years *if well maintained

Longest asphalt option

Highest cost of asphalt category

*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)

 

Roofing System Warranty

Warranty that covers not just the shingles but the full installed system (underlayment, ventilation, flashing) AND workmanship when done by a certified contractor.

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).

Pro Tip:

Ask your roofer for a written estimate that clearly separates the material cost, labor cost, disposal, and permit costs. Also, ask for warranty details and have them explain the financing options.

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.
    Underlayment

    The layer (often felt or synthetic membrane) installed between the roof deck and the shingles. It acts as a secondary water barrier, especially important if shingles are damaged or during heavy snow melt.

    Installation Day

    Question: What happens on the actual replacement day?

    Here’s a typical flow:

    1. Tear Off: Removal of existing shingles (and possibly underlayment) down to the roof deck.
    2. Deck inspection/repairs: Any damaged decking will be replaced.
    3. Install underlayment & ice-dam barrier: Critical in Michigan’s climate, where snow/ice melt can freeze at eaves.
    4. Flashing & ventilation work: Install or upgrade flashing around chimneys, vents, and valleys. Proper attic ventilation is key to shingle longevity.
    5. Shingle installation: Lay the chosen asphalt shingles (GAF, CertainTeed) per manufacturer’s specifications.
    6. Cleanup & disposal: Contractor should haul off old materials and leave the site tidy; nail sweep or magnet to clear stray nails.
    7. Final inspection & homeowner walkthrough: You’ll have the chance to review the roof and ask questions.
    Pro Tip:

    On installation day, keep an eye (from a safe vantage) on how thorough the tear-off is, whether flashing and underlayment are being upgraded as promised, and ensure the job crew is from your selected contractor.

    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.
    Manufacturer Warranty vs. Workmanship Warranty
    • Manufacturer Warranty covers roofing materials (shingles, underlayment), subject to the terms.
    • Workmanship Warranty covers how the roof was installed (flashing, deck prep, ventilation). Make sure you receive both.

    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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