By Dymon BradyUnfortunately, living in Utah’s climate can be quite wearing on your home and your roof. Knowing the early signs of a roof wearing out can save you a considerable amount of time and money. You may be able to avoid buying a home or building with an unexpected roofing problem. If you are inspecting a home or building you own, predicting future problems can alert you in time to plan financially for a reroof and make the process go by smoothly. Also, if you detect areas that need repair before they become problems you can avoid costly damage from leaks.First of all, it should be mentioned that almost all roofs require some periodic maintenance such as caulking the tops of pipe flashings, counter flashings, painting pipes and metal flashings to prevent rust, etc. A regular inspection of your roof can save you from fixing stains and sheetrock damage in the future!The first thing you want to inspect is flashings to make sure they aren’t lifting from the roof or separating from the wall or curb. This is one of the most common areas a roof will develop a leak in.If you are trying to determine the age of your roof, it may be easiest to begin learning about the expected life of the shingle on your home. For example, if you are trying to purchase a home, ask the current homeowners when their shingles were installed and what type of shingle they are, if possible. While this may not seem like essential information, this small inquiry may save you a lot of time when you discover that the shingle is 2 or 3 years away from its expected life. Also, be aware that a shingle’s expected life period almost always differs from it’s warranty period. For a guide to our shingle’s expected life, see our Guide to Shingle Quality and Selection.If you own a pitched roof, you may have 3-tab, architectural or designer shingles on your roof, among other common materials. Each of these shingles can show wear in a different way.
3-TabA 3-Tab shingle usually has an expected life of 15-25 years, depending on the system. When inspecting a 3-Tab system for wear, look for:• Bald spots or missing granules.• Loose granules. Check to see if the granules will sluff off if something brushes against them.• Vertical slits. During your inspection, be sure to focus on the top 3” of each vertical slit, as these areas wear out much faster than the rest of the shingle.
Architectural ShinglesStandard architectural shingles will last anywhere from 20 to 35 years (though most manufacturers have given them a limited lifetime warranty). Look for these signs of wear:•
Spider cracking. When shingles first begin to wear out, you may be able to identify very small, web-like cracks that are called spider cracks. The deeper these cracks run, the more worn the shingle is, and hence the shorter the life expectancy. If you do notice these cracks forming while the warranty period is valid, talk to your roofing contractor to determine if they may be the result of a manufacturer’s defect.•
Thermal Cracking. Shingles with a higher ratio of fiberglass to asphalt can be particularly troublesome. The most common problem you will want to watch for is thermal cracking, especially in extreme climates like those we experience in Utah. You will find a large crack reaching completely through the shingle, usually vertically oriented. The crack is usually located over a joint in the shingles below. Some may assume that they would be able to see a crack like this easily from the ground, but the truth is that these cracks, though deep, can be paper thin and not visible from the ground below. Even with binoculars, these cracks are often left unnoticed.
MetalMetal roofs last anywhere from 20 to 30 years without fading and up to 60 years or more with some fading. They can be very durable and cost effective because they typically last 2-3 times longer than a basic asphalt roofing shingle. However, if you have a metal roof on your home or building, you may be seeing signs of aging. Here are some things to look for:• One thing to watch for is rust. If a metal roof is allowed to rust, it may create small openings in the roof, allowing water through into the building below.• A metal roof should be checked continuously for loose fasteners. Sometimes fasteners may back out and become loose during the aging process.• Sliding snow can tear the panels in the valleys as well as the eaves so each spring your metal roof should be given a quick inspection to make sure there wasn’t such an event over the winter.It is important to note that the most important factor in your roof’s longevity is the workmanship in how it was installed. If the roof is not installed properly, it doesn’t matter how expensive the shingle is. I can’t tell you how many multi million dollar homes I’ve seen where the contractor did inferior work, requiring a new roof only after a few short years following the home’s construction. The level of workmanship in the application of a system can be determined with a trained eye. As with any roofing concerns, a simple answer is to contact a roofing contractor to come in and inspect your roof for you. Brady Roofing will do these inspections and estimates for free! Call today to schedule a free estimate or to discuss any questions concerning your roof.
Pictures of failing roofs:
