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That proverbial roof over your head does indeed keep you warm, safe and dry--but for how long? How long does the average roof last before it needs to be replaced? And how do you tell if it needs to be repaired or replaced?
How long should your asphalt roof last?
Take a look at your roof's:
- color. Lighter colored roofs last longer than darker ones.
- sun exposure. North-facing shingles last longer than south-facing shingles.
- ventilation. Inability of a roof to "breathe" will shorten a roof's life by always overheating.
Steeply-sloped, light-color east-west facing roofs can last 25 years or more. Low-slope, dark-colored, south-facing roofs may fail within 15.
Preventive maintenance along the way
With proper maintenance, many common roof problems can be prevented. Routinely clear gutters and downspouts of debris. If you don't, water can stand along the roof's edge and seep underneath. Have trees overhanging the roof pruned back to avoid damage from falling branches, stains from leaves as well as mildew and rot.
Trouble signs to look for
It's best to thoroughly inspect the roofing each spring and fall for minor problems, giving you an opporunity to correct them before they become major problems. Simply get out your flashlight and binoculars and take a closer a look at your roof.
From the outside, stand back from the property and take a "close" look through your binoculars for lifted, torn or missing shingles. Also look for shingles that are curled, blistered or shiny. "Balding" shingles--those that are losing their protective coating of mineral granules--are also warning signs. Finally, look for damaged flashing, which is the asphalt or metal sealant around chimneys and vent pipes and in roof valleys. Cracks and gaps mean water is probably seeping in.
From the inside, turn on your flashlight, climb up into your attic and check carefully for water stains near corners and under rafters and around penetrations. A good time to check for active interior leaks is during or after a storm.
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Now what?
So you've found a few of the aforementioned problems. Now what?
If your roof pitch is more than 6 in 12 (rises 6 inches vertically for every 12 inches horizontally), you would probably be better off hiring a professional with safe ladders and scaffolding to climb up there and make the repairs.
If your roof pitch is more moderately sloped, you might carefully climb up and try making minor repairs to flashing or torn or missing shingles yourself. A bundle of matching shingles, a hammer, roofing nails, roofing cement and a caulking gun may be all you need.
Call in the pros
Major flashing problems or leaks and/or many curled, torn, missing or balding shingles means a call to a professional roofing company is in order. If it's time to reroof, get three estimates. Get all estimates in writing and make sure they detail the work to be done (gutters, flashing, clean-up, etc.). Choose the roofer who comes most highly recommended by friends and neighbors if his estimate is reasonable compared to the other two.
Before re-roofing, the roofer should inspect the existing roof thoroughly. If the deck is in good shape, the new roofing material can often be applied directly over the old roofing, eliminating the extra expense of tear-off and disposal of old shingles.
When choosing new shingles, consider the projected cost per year. A roofing material designed to last 25 years may have a higher initial cost than a lesser grade, but you'll only have to pay for the labor costs once during that time period. You'll also want to consider warranties, fire-resistance ratings and aesthetics. A professional roofer can offer expert advice on how to use color and texture to great effect. Since the roof is the largest exterior expanse of a home, the appearance of the roofing material you select is important.
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