How Long Do Roofs Last? Signs It’s Time To Replace A Roof

Being an adult is often not a lot of fun. This is particularly true when it comes to owning and maintaining a home. While you may want to spend your money on fun upgrades like a new kitchen, essential structural elements like a roof are much more critical to the longevity of your home.

The durability of any roof will depend on several factors, including the materials used, the quality of the workmanship, and the local climate. On the lower end, asphalt shingles will last 10 to 15 years, while slate, concrete, or clay tiles may last for more than 50 years. If you notice signs of damage to your roof shingles, it is time to have your roof inspected and consider a replacement.

Based in Lithia, Eaton Realty works with buyers, sellers, renters, and landlords throughout Hillsborough County. With a background in construction, we understand how things like roofs affect the value of your home. If you want to buy or sell a house in the greater Tampa region, contact our real estate team today.

How Long Do Different Types of Roofs Last?

A new roof is an investment. Depending on where you live, the size of your house, and the type of roof you choose, you may spend $10,000 - $15,000 or more for a new roof. Thankfully, a roof should last years - or even decades.

Generally speaking, a Florida roof may last anywhere from 10 to 50 years. The length of time a roof will hold up will depend on multiple factors, as discussed below. Typically, you will have to replace a less expensive option like asphalt shingles sooner, so investing in higher-quality roofing materials may make sense.

You can find the average lifespan of each roofing material below:

• Three-tab asphalt shingles: 10–12 years
• Metal roofing: 17–20 years
• Fiber cement shingles: 18 years
• Architectural shingles: 15–20 years
• Wood shingles: 25 years
• Wood shakes: 25 years
• Clay tiles: 80+ years
• Concrete tiles: 80+ years
• Slate tiles: 50+ years

There are certain things that influence the longevity of your roof beyond material as well. In addition to the type and quality of the roofing material, the following factors may impact how durable your roof is:

1. Ventilation: roofs require proper ventilation to reduce the risk of overheating or freezing. Without ventilation, the roofing material may crack due to temperature fluctuations. A properly vented roof can also ensure your heating and cooling systems run more efficiently.
2. Workmanship: poor installation is one of the biggest reasons a roof does not last as long as it should. A missing underlayment, reused flashing, or bad nailing techniques can all cause a roof to fail prematurely.
3. Slope: water accumulation can seriously damage a roof. A roof with poor drainage or one that is flat or has a low slant may suffer from damage due to water buildup, mold, or fungus.
4. Climate: if you live in an area like Florida with extreme storms - such as wind, hail, tornados, and thunderstorms - your roof can suffer. This type of weather can cause moisture buildup, leave divots in the roof, remove protective granules in the shingles, or tear shingles off entirely. Similarly, trees near your roof can damage the material, which may cause a need to replace your roof early.
5. Underlayment: every roof should have a waterproof layer, known as an underlayment, to protect the interior of your roof. A properly installed underlayment also prevents mold, rotting, and moisture buildup.
6. Color: inconsistent temperatures, and in particular, extreme heat and cold, can cause roofing materials to crack. For this reason, a lighter-colored roof is a better choice in sunnier climates.

How to Know When to Replace Your Roof

Because a new roof can be pricey, it may be tempting to put off a replacement. However, a deteriorating roof can cause a lot of problems - many of which will be far more expensive to repair than simply replacing the roof on time.

If your roof is damaged or otherwise in bad condition, it may be more susceptible to water damage and leaks - which can cause the interior of your roof to rot and other problems throughout your home. Water damage may also impact the structural integrity of your home and may even cause the roof to collapse if you get large amounts of snow or even a severe rain storm.

In addition, if you plan to sell or rent your home, a poor roof will lower its value. Most buyers won’t want to deal with replacing a roof on their new home - and may not be interested in an “as is” sale. To prevent water damage and ensure that your home maintains its value, it is critical to contact a reputable roofing company to replace your roof when it shows signs that it is past its prime.

So, what are the signs that you need a new roof? You might be able to visually identify clues indicating the need for a new roof.

Cracked Or Missing Shingles

Cracked or missing shingles are a sign your roof may need to be replaced, particularly after a storm, hurricane, tornado, or excessive wind. A few cracked or damaged shingles can usually be replaced, but if there are many damaged shingles, you will need a full replacement.

Moss Or Algae Growth

Moss or algae on the roof can cause water damage to the roof over time by keeping the surface damp for long periods. While you may not need to replace a roof with moss or algae immediately, you should keep an eye on it and start budgeting for a new roof. The good news? Many new shingles are resistant to moss and algae.

Roof Material Granules In The Gutter

Granules in your gutters can be a sign that your roof is deteriorating. Granules consist of crushed stone and other materials that protect your roof from sun damage. While you will likely seek a lot of granules in your gutters immediately after installation, that should get better over time. If your roof is 10+ years old and you see a lot of loose granules, it may be time for replacement.

Curling Shingles

Curling shingles can put your home at risk for leaks. Curling can happen on the edges, known as cupping, or in the middle (clawing). Both curling types strongly indicate that you will need to replace your roof soon.

Light Through The Attic

Light coming through the attic could be from the roof ventilation (such as ridge vents, gables, and soffit) or may be a sign of a bigger issue. If there is a significant amount of light coming through your roof, then it may be time to invest in a new roof.

Roof Age

Beyond these physical signs, you should start thinking about replacing your roof if it is 20 to 30 years old. Most asphalt shingle roofs - the most common type of roof - will last for 10 to 15 years. If your roof is 20 or more years old, then it might be time to replace it. At a minimum, you should call a roofing professional to inspect your roof and give you their opinion.

If you don’t know how old your roof is, you can do some investigating on your own. You can reach out to the previous owner to ask, or look at the seller’s disclosure document. You could also contact the roofer who installed the most recent roof if you have that information available. You can also check your county permit office or website to see when a contractor last filed for a permit. A roofing professional can also give you an estimate of the roof’s age based on its condition.

Remember: while a new roof is expensive, it isn’t as pricey as paying for the damage that a water leak or collapsed roof could cause. Looking for these signs can help you make a decision that will prevent a more serious problem from occurring. It can also help you when house hunting, as you can avoid houses with older roofs - or seek concessions on the sale price.

Interested in a New House? Give Us a Call

Let’s face it: no one wants to spend the money on a new roof. However, a roof is a necessity - and letting it slide into disrepair can have serious implications for both your house and your wallet. It’s always a good idea to regularly check your roof for signs of damage and to get your roof replaced if you notice deterioration.

At Eaton Realty, we represent both buyers and sellers in real estate transitions in Hillsborough County, Florida. Our firm was founded by a former home builder, so we have the expertise and knowledge to help you understand issues like roof damage and how it impacts the value of a home. We can help you make the best decision about buying or selling a house based on our experience, helping guide you toward the right choice for you and your family.

We are here for you if you want to buy or sell a house in Tampa or the surrounding areas. Learn more by filling out our online contact form, or call us at 813-672-8022 to talk to a real estate team member.