Owning a home is a big responsibility. The roof is one of your home’s most essential features, so it’s important to keep it in great condition as long as possible. However, even if it’s properly installed and well-maintained, your home’s roof will eventually need replacing. Knowing when to replace a roof is tough, especially if you’re a new homeowner. We recommend considering the following factors when deciding if your roof needs to be replaced.
1. Roof Age
The average lifespan of a roof varies widely for many reasons. For instance, an average 3-tab asphalt shingle roof can last anywhere from 10-30 years depending on climate, materials, and installation quality. Harsh storms and severe temperatures will shorten any roof’s lifespan, even when it’s built with the highest-quality materials. While it’s impossible to pinpoint exactly when a roof will fail, it’s a good idea to plan for a replacement after 20 years. Take a hint from your neighbors if you’re uncertain. Chances are your homes are about the same age, so if they are considering a replacement, you may not wish to delay much longer.
2. Shingle Health
Visual warning signs can clearly indicate a roof’s condition. Over time, shingles can crack, leak, dry out, and lose their effectiveness. Common roof shingles are composed of a base mat, a layer of waterproof asphalt, and a top coating of ceramic granules. These asphalt shingles can be damaged by hail, wind, debris, and thermal shock from extreme temperatures. If you notice curled edges on your shingles, it’s a good idea to schedule a roof inspection. Also, mold growth, granule loss, surface blisters, and cracked corners are all major indicators of roof damage. However, if your roof is still relatively new, a RoofMaxx treatment may be enough to extend its lifespan until a replacement is needed.
3. Storm Damage
Climate is one of the biggest influences on any roof’s lifespan. Consistent, moderate weather tends to be easier on asphalt shingles, but drastic shifts and high winds can severely shorten their lifespan. If your home is located in a temperate climate, consider yourself lucky. However, if your home frequently weathers high temperatures, major snowstorms, and intense gusts, pay close attention to your roof’s condition throughout the seasons. We recommend a roof inspection annually and after major storms, especially if they cause large debris and tree branches to fall. With proper maintenance, your home’s roof will be protected from minor hazards, but any significant storm can cause irreparable damage warranting a replacement.
4. Plans to Sell
Long-term goals are likely to influence your decision. Since your roof is such an important part of your home, its condition will certainly factor into its resale value. It’s worth calculating the cost of repairs versus replacement even if you haven’t thought about selling. If you do plan to sell in the next 5 years, it’s probably worth replacing your roof soon and rolling that cost into its future curb appeal. However, proper maintenance does go a long way, so if your roof is in fair condition and you plan to stay for at least a decade, replacement may not be the best decision. Consider basic repairs and a RoofMaxx treatment, instead.
The choice to replace a roof should not be taken lightly. No two are identical, and a professional roof inspection will definitely guide your decision. If you do decide a replacement is required, plan to schedule it early in the summer or fall months. Also, insurance companies are unlikely to cover the cost of future repairs due to improper installation, so look for a reputable contractor who won’t cut corners. We encourage you to reach out for a thorough cleaning, a free roof inspection, or for more information on proper roof maintenance.