That’s pretty much how it went for me last year—my inspector said the underlayment was “aging gracefully,” which I guess is the best you can hope for after 15+ years of Texas sun. He suggested I start saving up, but didn’t make it sound like I needed to panic. I know the feeling about the wallet, though... Between the HVAC and a surprise plumbing fix, I was bracing for the worst.
If you do end up replacing the underlayment down the line, I’d look into some of the newer synthetic options. I switched from felt to synthetic on my garage roof a few years back, and it’s held up way better during our random hailstorms. Costs a bit more up front, but I figure it’s worth it for the peace of mind—and maybe fewer headaches with the insurance folks.
Funny how a “not urgent” on a roof report suddenly feels like a win, right?
Funny how a “not urgent” on a roof report suddenly feels like a win, right?
That’s exactly how I felt when my last inspection came back with “monitor in 2-3 years” instead of the dreaded “replace ASAP.” After dealing with a leaky skylight and some squirrel damage, I was half-expecting a full tear-off recommendation. The inspector actually pointed out that my old-school felt underlayment was still doing its job, but he nudged me toward synthetic too—said it handles the heat cycles better, especially here in central Texas.
I’ll admit, I was skeptical about the extra cost for synthetic at first. But after watching my neighbor’s roof get shredded by hail (while mine just needed a few shingle patches), I’m sold. Insurance adjuster barely blinked at my claim, which was a nice change.
One thing I’d add: don’t let anyone rush you into a full replacement if you’re not seeing leaks or major soft spots. Some contractors love to upsell. A little patience and regular checks can buy you a few more years, which is huge when you’re juggling other house expenses.
- Totally get the relief—my last “not urgent” note felt like winning the lottery (well, a very boring lottery).
- Had a roofer try to sell me on a full replacement after a single missing shingle. I patched it myself and it’s held up fine for two years.
- I’m in Oklahoma, so hail is basically a season here. Switched to synthetic underlayment last time and haven’t looked back.
- Insurance actually dropped my premium after I sent them the inspection report—first time they’ve ever given me good news.
- Agree on not rushing. Unless you’re seeing daylight or puddles, sometimes waiting it out is the best move.
Insurance actually dropped my premium after I sent them the inspection report—first time they’ve ever given me good news.
That’s wild, honestly. I always assumed insurance companies would find any excuse to hike rates, not lower them. I had a similar experience after replacing some missing shingles and sending photos—they knocked about $100 off my annual bill. Not huge, but every bit helps. I’m with you on not rushing into full replacements. Contractors love to upsell, but unless there’s real damage, patching can buy you years. Synthetic underlayment is a game changer too—less stress every time the forecast says hail.
- Not sure I’d always trust patching over replacing, honestly.
- Seen a few “quick fixes” turn into bigger leaks after a bad storm.
- Synthetic underlayment is solid, but if the decking’s old or soft, it won’t save you from rot.
- Insurance dropped my rate once, then hiked it the next year after a random “risk reassessment.”
- Contractors do upsell, yeah, but sometimes they’re right about needing a full tear-off... depends on what’s under those shingles.
