March 27, 2020
The lifespan of your roof might not be top of mind, but it’s a serious issue for all homeowners and business owners. Just think of all the things your roof protects from the elements, particularly the people most important to you. You need a strong roof overhead.
Of course, all things tend to wear out and weaken over time, and your roof is no exception. So, how long does a roof last? Even the strongest materials have limited lifespans, no matter how much they cost or how well they were installed.
The question of how long a roof is good for depends on several factors. From the materials used, to installation and maintenance, to the climate in which you live. They all affect the lifespan of your roof. We’ll take a look at each of these factors as well as the timing and process of replacing a roof.
If you bought your home from a previous owner, you inherit years of roof life that include all the wear and tear that come along with a roof’s age. When buying a home, you should find out how old the roof is, what it is made of (if it’s not readily apparent), and when the last maintenance or roof restoration was performed. This will help you get a better estimate of how long you can expect it to last.
The primary factor that determines how long a roof will last is the material from which it’s made. On the lower end are asphalt shingles, some of which last longer than others. At the high end are copper and slate roofs, which can last for over half a century. Some even say they could last up to 100 years.
The more durable the material used for a roof, the more expensive those materials tend to be. We’ll take a look at how long each type of roof lasts along with how much you can expect to pay. That way, you can do the math to determine what you get in return for the roof you buy.
The average lifespan of different types of roofs include:
We can divide types of roofing materials broadly into shingle roofs and metal roofs. While materials like copper can be installed in the form of shingles, metal roofing is a category unto itself. The different types of shingles include:
Asphalt shingles are the most common type of roofing material. They date back to the 1920s and are used on the majority of homes today. How long does an asphalt shingle last? The average lifespan of an asphalt shingle roof is 10 to 30 years depending on the type of asphalt shingle you use. They don’t last as long in warmer climates, such as the Southwest, as they do in colder climates in the north and northeastern regions. The cost per square foot ranges from $3.50 to $5.00.
There are three types of asphalt shingles:
Clay roof shingles, commonly designed in either a Mediterranean or Southwestern style, are a popular roofing material, and can also mimic Victorian slate. They come in either glazed or unglazed finishes and shapes that include flat, fluted, and interlocking designs. Clay shingles can withstand extreme temperatures, meaning they are suitable for virtually any climate. They are, however, particularly resistant to salt so they are a great choice for coastal regions. While expensive at $700-1,000 per 100-square feet, they usually come with a 50-year warranty.
Concrete roof shingles can be simulated to look like just about any style you prefer. The options are endless. They offer long-lasting results of at least 50 years, can withstand wind speeds of over 125 miles per hour, and exceed seismic load requirements. Concrete tiles can be used anywhere including cold climates, if specific installation requirements are met. You can expect to pay between $300-500 per 100-square feet for these shingles.
Cedar or wood roof shingles (different than wood shakes in that they are more precisely milled and have a more refined appearance) provide a lovely rustic appearance that is common on Craftsman-style homes. They are often used in the northeast, even though the salty air may affect the longevity of the roof. Still, these shingles can last 30-40 years. The cost is fairly expensive, at $450-900 per 100-square feet.
Metal roof shingles are most often made of steel with either a galvanized zinc or galvanized aluminum coating. These roofing materials are great for climates that experience a lot of storms, large hail, or heavy snowfall, although they may corrode if exposed to sea salt spray. Perks of metal roofs are that they can usually be installed directly over old asphalt shingles and last around 50 years. Costs start at around $300 per 100-square feet.
Composite roof shingles are made from a fiberglass-reinforcing mat that is coated with asphalt and mineral fillers. Depending on the type chosen, they can last 20-50 years. While these work well in all conditions if maintained properly, rainy and icy conditions can weaken them or cause them to loosen or dislodge. Composite roof shingles range from $575-1,350 per 100-square feet.
Rubber roof shingles can be manufactured to look like any type of roofing material. Since they are made from old rubber tires, they’re an eco-minded option. They are very lightweight and easy to install. Also, repairs are typically easy as well as inexpensive. Rubber shingles have a lifetime of approximately 30 years, even lasting through high winds and lightning strikes. They cost between $400-800 per 100-square feet.
Metal roofing is gaining traction in many areas for its durability and unique appearance. While shingles, particularly asphalt shingles, are still more common due to their affordability and ease of installation, metal shingles are gaining ground.
When the term metal roof is used, people are typically referring to roofs made of steel with either a galvanized zinc or galvanized aluminum coating. These roofing materials are great for climates that experience a lot of storms, large hail, or heavy snowfall, although they may corrode if exposed to sea salt spray. Perks of metal roofs are that they can usually be installed directly over old asphalt shingles and last around 50 years. Costs start at around $300 per 100 square feet.
A copper roof is a top-of-the-line look that will increase the value of your home. The metal is not coated or painted because of the beautiful patina that occurs naturally over time. Doing an entire roof in copper is expensive, so many homeowners choose to feature it on just a portion of the roof such as over a dormer window. Copper roof shingles are an investment, at $1,100-1,500 per 100- square feet. However, you can expect an 85.9% return on that investment in your home’s resale value.
Another step up from copper is slate roofing. Experts say slate roofing can last over a century when properly installed. Like other types of roofing, slate is very heavy and needs the necessary structural strength below to support it. Slate roofing can cost over $1,600 per 100 square feet. In addition to the expense, it can be a challenge in many areas to find roofers experienced in installing slate roofing.
Replacing your roof is a big decision and a big investment. Not only does it cost a lot of money, but it also involves a lot of options to sort out. Things to consider when replacing your roof include:
It’s important to talk about a major issue homeowners are seeing these days with asphalt shingles. A few decades ago, manufactured shingles were much heavier due to the percentage of asphalt contained within them. Nowadays however, a lot of the asphalt in the shingles has been replaced with crushed limestone filler. This makes the shingles much lighter in weight and much less effective, even though the advertised warranty has jumped from around 30 years, to lifetime warranties.
This is a well-documented problem with even Bob Vila speaking out about it. Class action lawsuits have been filed on behalf of many homeowners across the country who have had their asphalt-shingle roof fail in as few as 6 years after installation.
Cost-cutting on the part of the shingle manufacturers has caused a variety of failures, including blistering, buckling, and leaking. These are expensive fixes and when homeowners turned to their warranty, they were shocked to realize the coverage only replaces the shingles themselves and doesn’t cover the labor costs of replacing the roof (which are about two-thirds of the total cost), and it doesn’t cover damages caused by the failures either.
If you have an asphalt shingle roof that is showing signs of a defect well before the warranty is up, you may be the victim of shoddy manufacturing. To mitigate the issue and keep your costs down, here’s what you can do:
Do you know the warning signs you need a new roof? While roof replacement is expensive, it’s a bad idea to let it go past due. The consequences include increased energy bills, water damage, mold, pest infestation, decreased property value, and more. It’s best to replace it before the situation gets much worse than it needs to be. Here are seven interior and exterior signs that you need a new roof:
In addition to being cost-effective, asphalt shingle roofing has the added benefit of being easier to install than many other types of roofing. That helps reduce the time and cost of professional installation. It also means you can consider replacing your roof yourself, though there are many steps involved to make sure you get it done right.
Since it can be a large investment to replace your roof, it pays to know how to make your roof last longer. Other than choosing the right type of roof shingles for your climate and not just for budget or aesthetics, here are five ways to extend the life of your shingles:
Asphalt shingles that were once dry and brittle can function like new again thanks to Roof Maxx’s innovative roof rejuvenation. A single application instantly adds five years of life to your roof and costs just 15 to 20% of the cost of replacing it.
By choosing the right roof in the first place and knowing how to make your roof last longer, including using the rejuvenation roof spray by Roof Maxx, the top of your home will not only protect you from the outside elements of sun, rain, and wind, but you’ll also be proud of its beauty.
Contact Roof Maxx today for more information on roof rejuvenation.
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