This is one of the most often asked roofing questions, and generally one of the most difficult to answer – there simply is no uniform, tried-and-true set of criteria that dictates “when” it’s the best time to replace a roof. The value of your home or building, your budget, how long you plan to stay these and other factors all impact the decision to repair or replace a roofing system. One important factor to consider: in virtually all cases, the investment in a roof “repair” is lost entirely when the roof is eventually replaced. So, most repairs are short-term investments at best. Depending on your situation, replacement typically yields the better long-term return on investment.
If you’re trying to figure out how much “life” is left in your roof, a starting place is to determine the date of installation and the type of roofing material utilized. As a guideline, for the Kansas City region
-Composition roofs (asphalt shingles) will typically last 18-25 years
-Wood roof systems (shakes) will typically last 14-20 years
-Slate, steel and tile roofs last significantly longer; when properly installed you can expect decades of functional life.
Of course, a roof’s lifespan will vary according to the installation and the quality of the roofing product – the best materials will not last if the application is sub-standard. Similarly, the amount of sunlight, exposure to wind, the pitch of the roof, the amount of tree limbs and other debris that come in contact with the roof all contribute to the expected lifespan.
Once you’ve determined the approximate age and material of your roof, look for these other telltale signs that it may be time to replace:
-Leakage in the attic; water stains on interior walls or ceiling
-Missing, curled or cracked shingles
-Split, curled and washed-out shakes, or shakes showing extensive moss or fungal growth
-Significant granular loss
-Dips or buckles in the roof decking
Should you have doubts about the condition of your roof, don’t despair – ask Sundance Roofing to perform a free inspection. Please Schedule an Appointment online with a Sundance Project Manager.
Or contact us at: steve@sundanceroofing.com or 913/438-9000.