Has your roof reached its expiration date?

Published Date 10/24/2024

When we speak of home, we speak of shelter. And there is no single element that shelters us more than the roof over our heads. But how do we know when that roof has given us all the service it can offer?

ForbesHome’s Tom Scalisi reminds us that our roof takes a daily beating from Mother Nature's harshest elements - scorching sun, violent winds, frigid temperatures, and relentless rain. “While different roofing materials offer varying lifespans they all eventually show signs of wear and tear,” he says, offering crucial indicators that it's time for a roof replacement.

Age is a primary factor to consider. For the most common roofing material - asphalt shingles - the 25-year mark typically signals replacement time. If your shingles were installed over an existing layer, you might need to replace them even sooner, around the 20-year mark.

Interestingly, if you live in a planned development, your neighbors' roofing projects might be a helpful indicator. Since many developments were built simultaneously using similar materials, roofs in the same neighborhood often deteriorate at comparable rates.

Missing shingles are an obvious red flag, though losing one or two might only require a simple repair. However, when shingles start cupping, curling, or clawing - where the edges or centers lift away from the roof - it's often a sign of advancing age, poor ventilation, or extreme weather exposure.

Keep an eye on your gutters for accumulating granules. While some initial shedding is normal for new asphalt shingles, increasing amounts of grit in the gutters suggest deteriorating roof protection. These granules shield shingles from harmful UV rays, and their loss can accelerate damage.

Cracking or tearing across multiple shingles indicates thermal stress from repeated expansion and contraction cycles. Finding shingle fragments in your yard after windstorms is another warning sign that your roof is deteriorating.

Perhaps the most serious indicators are sagging sections and interior water damage. A sagging roof often points to structural issues beneath the shingles, while water damage inside your home clearly shows your roof is failing at its primary job - keeping water out. Both conditions require immediate attention to prevent more severe problems like mold growth or pest infestations.

Different roofing materials offer various advantages and lifespans:

- Slate roofs are the most durable, lasting over a century with proper maintenance

- Clay tiles offer excellent longevity and suit Mediterranean-style homes

- Metal roofs provide durability and energy efficiency

- Wood shakes can last 20-40 years with proper care

- Concrete tiles typically last 50+ years

- Built-up roofing (commonly used on flat roofs) lasts 20-30 years

When these warning signs appear, it's crucial to act promptly. A compromised roof can lead to extensive structural damage, affecting your home's integrity and value. While regular maintenance can extend your roof's life, every roofing material eventually reaches the end of its service life and requires replacement.

ForbesHome, TBWS

All information furnished has been forwarded to you and is provided by thetbwsgroup only for informational purposes. Forecasting shall be considered as events which may be expected but not guaranteed. Neither the forwarding party and/or company nor thetbwsgroup assume any responsibility to any person who relies on information or forecasting contained in this report and disclaims all liability in respect to decisions or actions, or lack thereof based on any or all of the contents of this report.

NMA Home Loans is Licensed by the California Department of Real Estate under License # 01111689 and NMLS # 320740