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New roof dilema and home insurance prices #4469875
07/25/17 10:05 AM
07/25/17 10:05 AM
Joined: May 2003
Posts: 7,326
Oklahoma
Schmoe Offline OP
Schmoe  Offline OP
Joined: May 2003
Posts: 7,326
Oklahoma
Had a bad hail storm and now getting a new roof. State Farm came out and agreed and will be getting that done shortly. But, I've learned about the different classes of shingles...Class 1 to 4. They will only pay for a Class 1, which is a 30 year shingle. If I could go to a Class 4, a 50 year shingle, and pay the difference. From what all I've gathered, I have about 33.6 squares, the difference out of pocket would be around 1500 dollars. State Farm would also give me a 20% discount on the premium. Currently paying 2500 a year for insurance, so 500 a year in annual savings from that 20%, would pay for itself in 3 years. But, around here, we get hail storms a lot. Wondering if it's worth the cost while assuming that the chances of having roof damage again within 3-5 years is highly probable. One more issue, I freaked when I saw the premiums as I've been use to paying 12-1500 a year in homeowners. What are ya'll paying? Mine is a normal lot, good neighborhood, 100K liability, 5K medical, I do have earthquake clause with it.....180K dwelling and 170K on personal property. House is about 1800 sq ft with garage and central heat/air. Just seems really high insurance wise. This is my first claim. Rood is about 11 years old. I've also read that if your roof gets to about 75% of life expectancy and then file a claim, then you probably won't get anything from the insurance company because of depreciation, so maybe going to a 50 year shingle is not a bad idea.


01 Supercrew Lariat 4X4
06 Accord EX-L V6
14 CRV EX-L (RIP) 2018 CRV EX-L
Re: New roof dilema and home insurance prices [Re: Schmoe] #4469885
07/25/17 10:15 AM
07/25/17 10:15 AM
Joined: Jun 2003
Posts: 5,921
Illinois
SHOZ Offline
SHOZ  Offline
Joined: Jun 2003
Posts: 5,921
Illinois
Is your house actually worth $180K? What could you sell it for? $180k house and only $100k liability leaves you homeless in a lawsuit.

I would go with the premium shingle if you plan on staying there and if you have a lot of wind.

I switched insurance companies two years ago and they told me the assessed value was way high and so therefore the insurance was high. They were right. I assumed a larger assessed value meant I was worth more but it's really only a liability unless you are a temporary owner.


2008 Hyundai Accent 1.6L 5 sp manual hatchback
2010 Hyundai Genesis Coupe Track 2L Turbo 6sp manual
Re: New roof dilema and home insurance prices [Re: Schmoe] #4469888
07/25/17 10:20 AM
07/25/17 10:20 AM
Joined: Jul 2014
Posts: 119
North TEXAS
oldoak2000 Offline
oldoak2000  Offline
Joined: Jul 2014
Posts: 119
North TEXAS
I'd definitely get the top-end shingle; I had them on my home in Denton, and they hold up much better to high-wind and med-size hail, and insurance discount pays for the difference. neighbors had to get theirs replaced TWICE (used standard shingles), and mine were still nice when I sold the home.

Re: New roof dilema and home insurance prices [Re: Schmoe] #4469890
07/25/17 10:21 AM
07/25/17 10:21 AM
Joined: Jun 2002
Posts: 18,222
Elizabethtown, Pa
Al Offline
Al  Offline
Joined: Jun 2002
Posts: 18,222
Elizabethtown, Pa
Are you going to be in that house for 50 years? Do you need 170K on personal property. If you have your vehicles insured with them, consider getting a 2 million umbrella policy.

I have state farm and their prices are low. But y ou need to shop around every 4 or 5 years.


Re: New roof dilema and home insurance prices [Re: Schmoe] #4469892
07/25/17 10:21 AM
07/25/17 10:21 AM
Joined: Jul 2015
Posts: 3,772
MD
AirgunSavant Offline
AirgunSavant  Offline
Joined: Jul 2015
Posts: 3,772
MD
You are paying way too much.
I have figured out that I go with a new insurance company every 1 to 2 years. Why?
They give you a big discount to sign up initially and then upcharge you if you stay with them. So I float my insurances back and forth. I pay what you pay now for a $700K dwelling and that is with the top policy. That said I do go for a $2500 deductible on all properties as anything devastating will be a fortune and the small stuff I'll handle myself.

On roofs- I always go for the best. Why risk the whole house on inferior roofing?

Re: New roof dilema and home insurance prices [Re: Schmoe] #4469896
07/25/17 10:25 AM
07/25/17 10:25 AM
Joined: Jan 2017
Posts: 1,139
USA
ArcticDriver Offline
ArcticDriver  Offline
Joined: Jan 2017
Posts: 1,139
USA
To help you make your decision:

http://www.integrityroofingandpainting.com/invest-class-4-shingle-system.html

Is the premium discount allowed for the entire 50-year shingle lifetime?

Older class 4 roof systems can sustain damage from 2-1/2 stones. As asphalt ages it becomes less pliable and more brittle. As a result, it no longer has the ability to transfer impact energy and the mat is damaged and/or punctures occur to this system. Most insurance companies recognize this and only recognize a class 4 shingle to provide a measure of protection for only a decade or less. Class 4 shingles are great, but again they are not hail proof and their serviceability diminishes over time.

Last edited by ArcticDriver; 07/25/17 10:31 AM.

Multiple Diesel and Gasoline vehicles
Re: New roof dilema and home insurance prices [Re: Schmoe] #4469922
07/25/17 10:58 AM
07/25/17 10:58 AM
Joined: Nov 2008
Posts: 12,543
NH
supton Offline
supton  Offline
Joined: Nov 2008
Posts: 12,543
NH
If you get the high dollar better shingles, and they get damaged, will insurance replace those, or will they only cover the cost of the lower quality shingles?


2011 Toyota Camry, base, 2.5L/6MT, 163k, hers
2010 Toyota Tundra DC, 4.6L/6AT, 144k, ours
1999 Toyota Camry LE, 2.2L/4AT, 190k, his
Re: New roof dilema and home insurance prices [Re: Schmoe] #4469926
07/25/17 11:01 AM
07/25/17 11:01 AM
Joined: Apr 2014
Posts: 608
MN
ironman_gq Offline
ironman_gq  Offline
Joined: Apr 2014
Posts: 608
MN
$100-130 a square for top end premium shingls, $70-80 for mid to lower end shingles is what I usually see for pricing on materials. I've been a big fan of the Timberline HD series for the price.

Re: New roof dilema and home insurance prices [Re: Schmoe] #4469938
07/25/17 11:25 AM
07/25/17 11:25 AM
Joined: Dec 2006
Posts: 4,219
Port Orange, Florida
Panzerman Offline
Panzerman  Offline
Joined: Dec 2006
Posts: 4,219
Port Orange, Florida
My next roof will be Metal.
My insurance company requires I insure the value of the house which I think is crazy due to the lot won't burn down and the location is worth more than the structure.
My insurance is around $1200-1300 a year with a upcharge Hurricane deductable.
I live 2 miles inland from the beach though so that's probably a good factor in the high insurance. I get free sinkhole coverage which assures me it will never be a issue.



2006 Dodge Ram 2500 Hemi 4x4
2016 Dodge Challenger Scat Pack
Re: New roof dilema and home insurance prices [Re: Schmoe] #4469957
07/25/17 12:03 PM
07/25/17 12:03 PM
Joined: Aug 2003
Posts: 10,780
Buffalo, NY
JTK Offline
JTK  Offline
Joined: Aug 2003
Posts: 10,780
Buffalo, NY
For that little bit more $$$, I'd go for the better quality shingles, but there's a lot of variables at play that determines how they'll hold up.

Homeowner's insurance rates vary big time based on where you live. I'm at $1000/yr through Allstate for my 2900sq/ft two story with partially finished basement. I think they have my replacement cost at well over $300K. My home might be worth $250K in today's market.


2017 Ram 1500 4x4, 3.6L. 2016 Nissan Quest SV (Babe magnet IV)
Re: New roof dilema and home insurance prices [Re: supton] #4469963
07/25/17 12:19 PM
07/25/17 12:19 PM
Joined: May 2003
Posts: 7,326
Oklahoma
Schmoe Offline OP
Schmoe  Offline OP
Joined: May 2003
Posts: 7,326
Oklahoma
Originally Posted By: supton
If you get the high dollar better shingles, and they get damaged, will insurance replace those, or will they only cover the cost of the lower quality shingles?

Never thought of that. Dang good point....I'd suspect not. I will ask them though. Thanks for that.


01 Supercrew Lariat 4X4
06 Accord EX-L V6
14 CRV EX-L (RIP) 2018 CRV EX-L
Re: New roof dilema and home insurance prices [Re: Schmoe] #4469967
07/25/17 12:24 PM
07/25/17 12:24 PM
Joined: Jun 2003
Posts: 5,921
Illinois
SHOZ Offline
SHOZ  Offline
Joined: Jun 2003
Posts: 5,921
Illinois
I would think if you have replacement insurance they would. My house is 60 years old and I just put on some 50 year shingles. I'd rather have a quality product as the last one started to come apart almost from the beginning one tab at a time due to spring winds.

Got a quote of $15k for a steel roof. It's a ranch house with no valleys, about 18 square. I had the 50 year shingles put on for $7k with a two layer tear off.


2008 Hyundai Accent 1.6L 5 sp manual hatchback
2010 Hyundai Genesis Coupe Track 2L Turbo 6sp manual
Re: New roof dilema and home insurance prices [Re: Schmoe] #4469976
07/25/17 12:37 PM
07/25/17 12:37 PM
Joined: May 2003
Posts: 7,326
Oklahoma
Schmoe Offline OP
Schmoe  Offline OP
Joined: May 2003
Posts: 7,326
Oklahoma
ArticDriver....thanks...really good read. I actually came across that last week and read it again. Good points. HOA will not let me go metal. Planning on staying in that house until I'm dead. Uggghhhh....hate shopping around for insurance, but dang, I sure don't like getting ripped off. Wonder what USAA would do if I bunched up my 3 cars/boat and house. Are all State Farm offices the same? The reason I ask is that this particular agent is about 40 miles from me. There are two that live within my town. May give them a chance if it's worth it. Had Farm Bureau for a long time, but for some reason, the changed corporate policies and would almost double your premiums if you did not let them insure your vehicles, and their vehicle policies were crazy, stupid high. But, my contractor said State Farm was the best to work with in our area.

Last edited by wwillson; 07/26/17 06:26 AM. Reason: bypassing censor
Re: New roof dilema and home insurance prices [Re: Schmoe] #4469982
07/25/17 12:43 PM
07/25/17 12:43 PM
Joined: Oct 2005
Posts: 4,399
Atlanta
DuckRyder Offline
DuckRyder  Offline
Joined: Oct 2005
Posts: 4,399
Atlanta
You need to read your policy and endorsements and speak with your agent before you try to do anything with limits.


Robert
  • 2007 Toyota Prius Touring
  • 2005 Honda Civic Sedan
  • 1972 Ford F100
Re: New roof dilema and home insurance prices [Re: Panzerman] #4470026
07/25/17 01:23 PM
07/25/17 01:23 PM
Joined: Jul 2015
Posts: 3,772
MD
AirgunSavant Offline
AirgunSavant  Offline
Joined: Jul 2015
Posts: 3,772
MD
You don't have a basement but people forget the clean up costs associated with a disaster.
I understand but cleanup fees could approach or exceed the lot value- of course not a waterfront lot but a basic lot.

Originally Posted By: Panzerman
My next roof will be Metal.
My insurance company requires I insure the value of the house which I think is crazy due to the lot won't burn down and the location is worth more than the structure.
My insurance is around $1200-1300 a year with a upcharge Hurricane deductable.
I live 2 miles inland from the beach though so that's probably a good factor in the high insurance. I get free sinkhole coverage which assures me it will never be a issue.

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