The exterior, or envelope, of a house has two important functions.
#1) Protection
The roof, windows, and siding provide protection from hot and cold temperatures, as well as wind, moisture, and UV rays. Without a proper envelope these natural elements can adversely affect heating and cooling efficiency and can deteriorate the structure, resulting in repairs that could otherwise be avoided.
#2) Street Appeal
A well-maintained and updated home reflects how well overall it has been cared for while greatly enhancing curb appeal.
Roofs
The roof is a home’s first line of defense against the elements. Regular inspections and maintenance help identify problems early, minimize repair costs, and prolong the life of the roof.
At least annually, inspect for curling, buckling, cracked, or missing shingles. Flashing should be firmly adhered. Address problem areas promptly. Keep the roof and valleys clean of debris and treat for moss, if needed. Clean gutters and downspouts and ensure they are secure and draining properly.
If you suspect any concerns, or your roof is close to 20 years old, you should have a professional inspection. A roof that exceeds its lifetime can result in additional repair costs. When it is time to replace the roof, there are several options to consider.
Asphalt composition shingles are the most common due to affordability and versatility. This type of roofing is what you see on most homes in Western Washington. The average 3-tab shingle has a 25-year material warranty. Architectural or dimensional shingles cost more, but also more durable, have a 3D type appearance, and typically have anywhere from a 25–50-year lifespan.
Cedar shake roofs are also a popular style in the Pacific Northwest. This type of roofing is beautiful and long-lasting (30-40 years), and a natural insulator. While visually appealing and a longer lifespan, it is more costly than asphalt.
Metal roofs are appealing for their durability and ease of maintenance. A metal roof can last 40-70 years and is effective against leaks, resistant to wind, sheds snow, and fire resistant. Upkeep is minimal. Although one of the more expensive roofing options, it can be a good investment for long-term homeowners and an appealing feature at resale.
Terracotta, slate, and concrete tile roofs are not as common in this region. They are one of the more expensive options, but when installed properly and maintained correctly, a tile roof can last more than 100 years. Impervious to rot, mold, insects, and decay, tile roofing is low maintenance and attractive.
Other roofing options are Torch Down, TPO (thermoplastic polyolefin), and PVC (polyvinyl chloride). These products are used specifically for low-pitched or flat roofs. They vary from 15-25 years life expectancy.
Windows
Windows define a home’s character from the outside and influence the atmosphere and comfort inside.
Properly maintaining windows will stretch their useful life. Inspect windows and doors annually. Replace cracked or missing caulk. Clean frames and tracks. Watch for condensation, mold or improperly working locks and hinges. When necessary, address repairs promptly.
There are many considerations for window replacement, including style, functionality, energy efficiency, and budget.
Typical styles include picture windows, single-hung and double-hung, sliding, and casement. Consider the architectural style of the home, views to capture, natural light, cross ventilation, privacy, and security.
Prioritize energy efficiency. Key things to look for are Energy Star rated products, Low-E coatings (reduces UV damage and heat transfer), U-factor, and SHGC (Solar Heat Gain Coefficient).
Window frames are typically made of vinyl, fiberglass, wood, or aluminum. Each has unique qualities and features. Vinyl is typically low-maintenance, cost-effective, and energy-efficient. Wood frames are insulating and aesthetically appealing, but more expensive and require more maintenance. Explore each of the options to decide the best choice for your needs.
Window prices vary significantly. Check for tax credits or energy-efficient rebates. These can stretch a budget. Shop around and get several quotes from reputable companies.
Siding
We don’t often think about maintaining siding until we see mildew, cracks or holes, and even broken or missing pieces. With a little preventive care, siding upkeep or repairs will be minimal, the product will last much longer, and the outside of the home will continue to look its best. The proper siding can also increase energy efficiency and the home’s value.
If siding replacement is inevitable, there are a few things to consider. Architectural style, budget, and maintenance will influence selection.
Vinyl siding is an affordable, resilient, and versatile product. Although mostly maintenance free, vinyl siding must be checked regularly for cracks and broken or missing pieces. Clean regularly to prevent dirt and mildew build-up.
Fiber-cement siding is a cost-effective material that emulates wood and requires little maintenance. Annual inspections are recommended to spot any cracked or broken siding. Clean as needed with a low-pressure garden hose. Avoid pressure washing.
Cedar or wood siding is a popular choice in the Pacific Northwest. Make sure it is properly sealed or painted as moisture is wood’s worst enemy. Termites or other pests can be detrimental; regular inspections are recommended. Other things to look for are cracks or breaks in the wood, which can lead to moisture leaks.
While every type of siding requires slightly different care the most important thing is to prevent moisture from getting past the siding, thus shortening the lifespan of the product and its effectiveness to protect the home.
As with any big-ticket purchase, speak with several vendors and get multiple quotes. Proper installation by a qualified installer is key to longevity and maximum efficiency of your new roof, windows, and siding. Manufacturer and labor warranties vary. Read the fine print.
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