Advice for Homeowners with Aging Shingle Roofs
Asphalt shingles have been the most popular roofing material for single family homes for many decades, and for good reason. Shingles are comparatively inexpensive, they can last for many years, and they are the expected roofing material for almost everyone who is in the market for a home.
While shingle roofs are typically durable, there comes a time when replacement is necessary. Since we have over 30 years of roofing experience in the East Bay, we have replaced and repaired many shingle roofs over the years. We also offer installation, repair, replacement, and service for any type of residential or commercial roof.
Because most of our residential clients have shingle roofs, we get a lot of questions about the condition of their shingles and how much life the roof might have. In this article, we will discuss what to look for when roofs are 30+ years old, and what signs indicate a failing shingle roof.
Typical Shingle Roof Lifespan
If your house was built in the mid-90s and still has its original roof, you have been able to hold out on replacement longer than most people. Many shingle roofs have a 30-year maximum lifespan, with some roofs lasting as few as 15 years before needing to be replaced. There are many factors which contribute to a shingle roof’s lifespan, including climate, presence of overhanging trees, and the shape of the roof line.
Warning Signs to Watch For
While shingle roofs have an expected maximum lifespan of 30 years, some do last longer and still have life remaining at the 30-year mark. However, if your roof is 30+ years old, there are a few things to look out for to determine if your shingles are failing. The first and most obvious sign is an active leak, but there are other warning signs to be aware of. Missing shingles, discoloration, cracked or broken shingles, and dips/sagging spots in the roof are all potential indications of roof issues.
When to Repair Your Roof
Even if your roof is 30+ years old, sometimes it makes sense to repair it rather than replace it. You might have a tight budget and need to squeeze a few more years out of the roof, in which case a repair might make more sense. Outside of budgetary concerns, repairs can be made for a small number of missing or damaged shingles, and/or a soft wash might help with discoloration.
When to Replace Your Roof
Sometimes a roof is beyond repair, or it might actually make more financial sense to replace the roof rather than try to fix it. If there is a severe problem or an active leak in a 30+ year old roof, a replacement is likely the right decision. Roofs of this age also make it difficult to insure a home, and obtaining homeowners insurance might prompt a replacement as well.
Local Experts Can Help
If you have an older roof, our team can offer an informed opinion on the best course of action for your home. To learn more about our services or schedule a consultation, give us a call today.