Your roof is getting up there in the years and it has weathered many a storm. Much like the ole' gray mare, she ain't what she used to be!
But even though your roof may be old and worn out, it doesn't necessarily mean it's time to replace it completely. As you're well aware, total roof replacement is much more costly than repairing a few problem areas.
So in order to prolong the life of your roof and delay costly replacement, keep the following in the back of your mind when you must decide on replacing or repairing your roof.
Q: What are the signs a roof absolutely needs replacing?
A: With ANY type of roof, multiple leaks is the #1 sign that you need to replace it.
With shingle roofs it can also be curling of the shingles OR granule loss on the shingles.
With tile roofs it is based on the condition of the Underlying membrane.
With metal roofs it can be rust/corrosion signs
With flat roofs it can be alligatoring of membrane, granule loss, scrim exposure, or pure lack of maintenance.
Q: Are there any signs that indicate a roof is okay simply being repaired?
A: As long as the roof does not have the signs listed above, and is not leaking in more than one area, it can likely last a while longer.
Q: What are the general lifespans of the most common types of roofing materials?
A: All of the following lifespans can be prolonged IF your roof is installed properly and IF it's maintained properly.
Shingles - 16-22 years
Tile - 20-30 years
Metal - 25-35 years
Flat - 15-20 years
Q: Are there certain roof types that weather quicker than others?
A: Every type of roof can wear differently in different geographic areas.Trees, shade, airline flight patterns, and direction the roof is facing can ALL make a difference.Typically, the north and west faces of a roof wear faster and need more periodic maintenance/cleaning.
Here in Naples, FL, roofing contractors will advise you that if you choose to live close to the Gulf of Mexico (or any body of salt water) and you want a long-lasting metal roof, you had better get it washed often or else it will void the warranty. The salty air corrodes metal roofs quickly!
Good luck to you and call us (239-433-9777) if we can be of service!