Ever wondered how long a roof lasts? One of the very, very important questions to any house that many forget to ask themselves…
First and fore most you should ask yourself, what material is the roof in question? Roof types can vary from Asphalt, Composition, Metal, Rubber, Tile. All these different types have a different lifespan, also you should heavily consider the type of weather that your roof is enduring year after year.. In places like Arizona, Texas, the scorching heat can decrease the lifespan of a roof. On the other hand, if you live in Alaska or Buffalo, too much snow can also decrease the lifespan of any roof.
Typically, here is what you can expect out of your roof.
- Asphalt 18-24 years
- Metal 30-45 years
- Concrete 35-50 years
- Composition 10-16 years
- Rubber 10-16 years
Evaluating an Aging Roof
Active dripping is a fairly obvious indicator of trouble. But you might not see small leaks that gradually eat away plywood and timbers in the roof structure. So start the evaluation in the attic, checking the underside of the roof deck for wet spots and stains.
Condensation sometimes can confuse the issue. But roof leaks almost always dry with dark rings around the edges like a coffee stain on a tablecloth. The rings come from traces of asphalt, a sure sign that the water came through the roof and not from interior condensation.
From the outside, you can walk on low-slope roofs to check the surface. Bear in mind that asphalt-covered roofs heat up on a sunny day (check them morning or evening) and can be easily marred by foot traffic. But you don’t have to climb to make an educated guess about re-roofing. From the ground (with binoculars to zoom in on trouble spots), you can spot the major stages of wear.
Most shingle roofs follow this four-stage sequence of deterioration.
I’m not a roofing expert, but can certainly recommend you with one and we are always at your service.
Alexi Rabay / Broker
Ca. BRE Lic#01413498