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How Long Do Roofs Last & When Do They Need To Be Replaced?



Whether you’ve just purchased your home or have been living there for years, it can be difficult to gauge the condition of your roof if you don’t know what to look for. You may have been given an estimated life expectancy for how long roofs last, or you may be noticing signs that your roof needs repair.


Some roofs can last as long as 50 years, while others are closer to 15. The national average for roof life is around 30 years, with the most common type, asphalt shingles, lasting about 20 to 25 years. The type of materials used and the quality of the roofer’s craft will play a large role in the life expectancy of your roof. The best way to be sure is to call in a professional, especially when looking to buy a new home. Before you do that, you can check for some of the following signs and symptoms of an aging roof.


Major Disaster


If your home has had a fire or sustained damage from a tornado, earthquake, or another major disaster, you’ll most likely need an entirely new roof. Depending on the severity of the event, you may be able to settle for repairs, but it’s best to let a professional be the judge. You want to be completely sure there is no structural damage that will lead to further problems in the future.


Shingle Changes


When your shingles start to appear cracked, broken, or curled, or you notice asphalt granules flaking off and landing in your gutters, it’s time to contact a roofer or inspector. Damaged shingles will not be able to provide the protection your home needs.


Missing Shingles


You can probably replace a missing shingle here and there without getting a whole new roof. However, if you have chunks of missing shingles, especially near the gutters and chimneys, causing a valley-like space, you’ll need to check for damage to the roof frame underneath and make sure water is not pooling in these spaces. At a minimum, you’ll need repairs, but there’s a good chance you’ll need to replace the roof.


Soft Roof


If you walk on your roof and it feels like it is giving in a little, like walking on a bouncy sponge instead of a sturdy platform, you’ll most likely need to replace your roof. Ask your roofer or inspector to check the roof frame for damage as well.


Why Call a Professional Roofer?


Professional roofers and inspectors have the necessary knowledge, equipment, and experience to assess your roof and determine exactly what it needs. They will be able to safely maneuver on top of your roof and will know what to look for. It is also a great idea to perform regular roof maintenance, such as checking for and repairing minor damages. Professionals can help you to safely and accurately complete these tasks as well.


BTS Home Inspections


Contact Behind the Scenes (BTS) Home Inspections to set up a professional consultation with one of our experienced roofers. Schedule an appointment today to find out whether your roof needs repair, how long roofs last on new homes, and how we can help you have the best possible roofing experience.

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