Messages and Online Forum Q&A

Re: Life expectancy of shake or shingle roof

From: info@builderswebsource.com
Category: Roofing
Date: 22 Aug 2000
Time: 08:49:48
Remote Name: 63.198.181.43

Comments

Since replacing a roof is one of the most costly repairs a homeowner can make, it's worth spending a few dollars for a professional, independent building inspector to make a determination. Asking a roofing contractor may lead to early bias, since they're in the business of replacing roofs for a living.

However, there are some rules of thumb you can follow:

First, the older, heavier shake roofs split from #1 grade cedar typically last 20-25 years -- or more with periodic maintenance (replacing damaged shakes). So, if you know how old your roof is, it will give you some idea of where in the lifecycle it is.

Second, according to numerous sources, the life expectancy of some of the newer shakes and shingles is in the 12-17 year range, depending on sun exposure, quality of wood, and installation. In areas with high sun and UV exposure, such as Denver, shake roofs have a relatively lower life expectancy.

If you're replacing your roof, also check to see if wood roofs are still permitted by your city building department. Some cities outlaw them, particularly in areas subject to fires.

Signs of a deteriorating roof include:

* dry, brittle shakes (generally due to UV exposure) * large number of loose shakes * spongy shakes (due to rot) * cupped or curled shakes or shingles * rusted flashing around chimneys, diverters, walls, etc.

You can can extend the life of your wood roof through periodic maintenance, including flushing of accumulated leaves, moss, and replacement of damaged shakes. Since walking on a roof is always dangerous for the inexperienced, hire a professional to do this for you. Some of my friends have slipped of their roofs during routine maintenance, only to end up with broken bones and a scare of their life.

Bottom line, if your roof is over 20 years old, it's worth having a professional inspection. Depending on the area to be replaced, figure on spending in the range of $15-30 thousand dollars for a new roof, raingutters, and flashing.

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