How To Extend The Life of a Roof
Does Your Roof Need To Be Replaced?
Will it last one more winter?
Roofs are a funny thing… We don’t think about them much until they start to fail. Perhaps you’re looking at your roof and asking “How can I get my roof to last longer?” or even “How can I save my roof?”. The reality is that no single magic remedy exists. If you are to that point, you can take some countermeasures, but eventually you’re relying on luck, and the consequences can be costly repairs in addition to the inevitable roof replacement.
Get Ahead Of Mother Nature!
Extending the life of a roof to get the longest lifespan should really start when the roof is relatively new. Rather than paying attention only when there’s a problem, performing regular maintenance and inspections are the key to dry indoor living that can last half a human lifetime.
No Two Roofs Are The Same
A well maintained roof and gutter system will outlast the same roof on an identical house next door.
Keep It Clear: A Roof Needs Its Space
The Solution: Yearly Pruning
Trim the trees away from your roofline and prune any ‘widow makers’ if they are above your house. Branches that scrape the roof or its edges will do damage over time. If you have a lot of foliage near or above your roofline, you will want to do a visual inspection possibly every year after the leaves have fallen or a particularly windy storm. For homes with only lower shrubs and bushes, you may need to only do this every other year. In most places, you have the right to trim any branch that hangs over your property line, but you can’t harm the tree. (Hire a licensed pro to avoid problems with your neighbor) This can all be performed at the same time as the next task on our list; Gutters!
A well maintained roof and gutter system will outlast the same roof on an identical house next door.
Keep Things Flowing:
Let's Get Our Minds IN the Gutter?
Philosophy Corner:
Gutter is a funny word. We use it in all kinds of ways IE “Keep your mind out of the gutter”
We should really start calling the things on our roofs “Rain Troughs” as that is what they truly are. Maybe they have a nasty reputation because with all the rain water, they collect a lot of dirt and debris. Centuries ago gutters carried sewage. Modern gutters are gross, but hey at least it’s only plant based…
Click To Expand
From The Sky To The Sea; The Cycle Of Water
Water can be a homeowner’s worst enemy, but don’t hate. Water is just doing its thing. The problem is we have tried to block it from going where physics demands. Humans have gotten progressively better at this over the centuries, but we can really only delay and redirect nature’s forces for so long.
Keep this in mind as you look at your own home defenses towards water. If you have 2nd story dormers with short gutter sections, does that tie into your lower gutters or does it just deposit onto your roofing? This can cause advanced wear and tear in those areas. It typically contributes to algae and moss build up there as well.
Beyond Your Roof: Water Has To Go Somewhere
Paying attention to your downspouts and where they redirect the water at the ground level is crucial as well. When downspouts get knocked loose or become disconnected in a good freeze, they will stop functioning as intended and start directing water close to your foundation. This will obviously cause a range of problems from flooded basements, to cracks in your foundation, and beyond. Working with a professional landscaper or general contractor, you can have the rainwater safely directed to your property line or ever to be used for watering a garden.
What happens when gutters stop working?
Simply put, you have blocked the water’s path of least resistance and water will always find a way. Residential homes and their roofs typically have layers of waterproofing, but that system is designed for water to shed away from the home. If the gutters are full of water during a cold snap, this will result in an ice dam forming. Most modern roofing systems even have redundancy built in for extreme conditions on occasion or in the event the fist layer of defense starts to fail.
There Is An Easier Way!
Let’s be honest, nobody enjoys the thought of cleaning their gutters. The good news is most roofing contractors in the Seattle/Tacoma area have a nominal fee to clean your gutters and inspect your roof. Think of it as an insurance policy that can save you a massive headache. If you had Anytime Roofing install your roof, we can quote you from our records for a gutter service. If you haven’t worked with us yet, we are only a phone call away.
Keep Stuff From Growing:
Inspect The Deck!
The Solution: Sprays, Zincs, & Elbow Grease!
The Solution: In this case the solution is usually a liquid solution.. If you’re trying to combat moss that is already there, you can start with a spray that works like weedkiller. Moss and anti-fungal treatments for roofs can be found at most hardware stores and there are many natural or home-remedies. If you’re buying, ask a knowledgeable salesperson about your situation. Show them photos if possible and ask which product they recommend. Or you can read the reviews online. Try to compare what they describe to what you have going on up there and read several from trusted sources. Don’t rely on advice from Facebook or Instagram alone. (This is good advice in general)
The option we suggest, if you haven’t guessed it by now, is to hire a pro. We can recommend a Great Team if you’re interested!
Zinc: Go Elemental!
Zinc strips are great at preventing growth but we strongly recommend that you don’t try to install them yourself without experience. The best time to install zinc countermeasures is when the roof is installed, but they can be added or changed retroactively. If you have things growing on your roof now, this won’t remove them alone, but it’s a good addition to stop stubborn moss from growing after you get it removed.
Get Hands On!
If it’s bad, you might have to take this approach. This is especially true when growth on your roof has had a chance to grab hold. We are going to stop right here and say that while very effective, this could quickly become a disaster and it’s not for the faint of heart. That said, We will need to create an article dedicated to this topic, but we can point out some important things:
Don't Say We Didn't Tell You:
If you are a DIY spirit and you’re going to tackle the moss on your roof,
we would be remiss if we didn’t mention the following:
- DO NOT PRESSURE WASH YOUR ROOF: Asphalt will shed its granules, Clay will crack, metal can lose its coating/pain, and wood will just fall apart. It’s just a bad idea and defeats the purpose of making your roof last longer.
- Start at the top and work down. Whatever method you use, it’s important to never blow or scrape in an upwards direction. A roof is made to flow downhill, so follow the flow.
- For legal reasons we don’t recommend anyone go on their roof without proper safety equipment, ground support person(s), and knowing what you’re doing (IE experience). Please don’t get hurt by following our knowledge sharing here.
How Do I Inspect My Roof?
A quick word about inspecting your roof since we mention it a few times in this article. You might assume that you need to drag out the big extension ladder and overcome your fear of heights. Well yes, that’s the traditional way of inspecting a roof, but these days you have options. You can also do one of the following:
- Hire someone else to do it. This could be a roofer or a qualified handyman. We don’t suggest paying the kid next door to climb on your roof for obvious liability reasons, but if you have a friend that feels confident and prepared to do so, have them go up and snap some pictures on their phone.
Pro Tip:
When comparing roofing materials for your new roof, look for shingles like Malarkey’s Windsor® Scotchgard™ which include granules that reduce algae streaks if your previous roof had this issue. As it happens, Anytime Roofing offers the Windsor Scotchgard in a variety of colors.
- Use a drone. Since around 2015 recreational consumer drones with cameras have become cheaper and more popular than ever. While commercial use of drones requires special permissions, nothing is stopping you from flying over your own house and taking some photos of your property (as long as you don’t live near an airport). While it may not be practical to buy a decent drone just for this purpose, you may know someone willing to do this for you from time to time. (FYI: Your neighbors are going to assume someone is spying on them if this is the first time you are doing it. To avoid this let them know in advance)
- Super Selfie Stick. We’ve all seen people using an extendable pole to take their own photo. While you may have an opinion on that, the principle is a good one. As far as we know there isn’t a selfie stick on the market that will reach up to look at your roof, but you can make one with a long pole, a small camera like a GoPro, and some zip-ties. Simply attach the camera to the pole, let it record and then poke it up in the air and look around. Most GoPro’s can even send the live images to a phone via their app. Sure, this is a bit DIY and perhaps awkward, but is much safer as you don’t need to leave the ground.
- Document Your Photos: You should even take photos and store them in the same folder so you can compare the condition of your roof or certain potential problems over a period of years. This can also be handy in an insurance or warranty claim if that ever comes up.
Roofing Types:
Let's Break It Down By Materials
Asphalt Shingles
What Goes Wrong?
While Asphalt shingles hold up well to normal wind and rain they can get brittle over time. This creates the biggest potential for problems when there’s an impact from a falling object, or a strong gust of wind hits the house. The wind can dislodge a few shingles leaving a gap in your coverage, and a tree branch can crack cold brittle surfaces. Eventually they will become so brittle, that cracks are evitable. When this happens, you can’t save your roof any longer.
Fire and Ice!
The sun can heat your roof hot enough to cook a thanksgiving turkey (*Don’t try this at home) and over time the extremes between hot and cold will lead to cracks in the waterproofing around joints and roof vents. The good news is that when spotted early, it’s an ‘easy fix’ to apply more sealant and prevent leaks.
Roof boots, vents, ridges, and valleys are all places where a roof is likely to fail. If you’re trying to save your roof and extend its life, you should pay close attention to these types of openings.
The Takeaway:
With proper maintenance and tree trimming, you can extend the lifespan of an Asphalt shingle roof for a very long time. More advanced asphalt roofing systems can protect your home for up to 50 years or more. When done right, most of us won’t need to worry about replacing the roof again, unless we move.
Cedar Shingles (Shake)
Treat Yo'Self...To a Longer Lasting Roof!
You’ve Got To Let Them Breathe
Cedar has a natural ability to shed water and its resistance to rot, but that is under ideal conditions. It’s not “Rot Proof” and extended periods of moisture will saturate the wood, thereby reducing its overall effectiveness.
A wood roof works very differently than a wood boat. Wood roofs need to breath and dry out between showers. If there is a large build up of wet leaves or other debris, the wood gets suffocated and starts to degrade much like it would on a forest floor. Moss and Algae also love a wet wood roof and without regular treatments and fresh dry air on occasion, they will bloom and continue to take root. Left alone, these conditions will accelerate rapidly to reduce the lifespan of your wood roof. It will look cool if you’re into the Hobbit movies though. (This is not an endorsement)
The Roof, The Roof, The Roof is on Fire!
The Takeaway:
They don’t make ‘em like they used to! That’s true from Refrigerators to Roofs and everywhere in between. We mentioned above that Wood Roofs aren’t like Wood Boats, but now let’s talk about how they are. People get wood boats because they love the look and feel of it. They love knowing that it was made from a natural product in this day of wires and plastic. Wood boats like wooden roofing, are more expensive and more hands-on compared to modern engineered materials.
Sticking With Tradition? While it’s not for everyone, if you love Cedar roofs or bought a home with one, you can extend or even save your roof if you’re willing to put the time and effort in. If you’re looking for a ‘Plug-n-Play’ roofing system, this is the worst choice for you though.
Metal Roofing
Besides having that romantic sound in a rainstorm, today’s metal roofing is fire resistant, extremely durable, and long lasting… Until it gets hit hard enough. Sure, it can withstand some impacts, and each design will come with an impact rating. If your roof is steel, it’s going to hold up even better to hail or small branches. Some aluminum and copper roofing is so thin, you can’t even step on it in some places without causing damage. Keep in mind your landscaping and surrounding conditions if you have or plan to get one of these options.
The good news is that property secured metal roofing can withstand winds gusts of up to 140 mph, you just have to hope the winds don’t blow heavy debris at your house.
What Goes Wrong?
Most people assume all metal roofs will rust. While steel is prone to rust, modern coatings on metal roofing reduce that possibility. Aluminum or copper don’t rust, but they can corrode. This tends to happen the most where two different types of metals meet. This is why special fasteners and underlayments are typically used.
To maintain a steel roof, you will want to have it painted every few years to reduce the potential for rust to take hold. Consult a roofing expert near you to help you determine the schedule for this, based on your conditions and the type of coating you use. As we have mentioned several times, take care to keep any branches away from your metal roof, regardless of what type. A small branch that rubs the same spot over the course of a year will wear away the protective coating (or paint) which will expose the raw metals to the elements.
Heads Up!
The Takeaway:
Metal roofing isn’t cheap, but when you consider it can last 40-70 years with proper maintenance, the cost balances out over time. Couple that with the sustainability, compared to asphalt shingles and overall ease of maintenance and you can see why homeowners are drawn to all the pretty styles they have now.
Are you may be picturing ugly old sheets of corrugated roofing on a barn? Modern metal roofing systems actually come in a huge variety of colors, shapes, and patterns. These metal tiles can also interlock to give them added stability and resistance to high winds. Another great thing about these patterns of metal roofing tiles is that it makes it fairly easy to spot if some of them get jostled loose from their surrounding partners. So spotting a potential problem can even be done from ground level.
Clay and Ceramic Tile
What Goes Wrong?
Cha-Cha-Cha Chia!
The House That Grows!
Membranes and Torch Down:
This concerns flat roofs and solid decks. Torch Down roofing comes in long rolls and using a big propane torch it’s heated up to make the tar side adhere to the deck and overlap the section next to it, hence the sophisticated name. Most Torch-down is simple, comparatively cheap, and not really meant to be walked on regularly. It gets used extensively on commercial and apartment buildings.
Membrane systems for solid floor decks come in many material choices and styles. Some are simply painted on in layers with additives for traction on the surface, while others consist of layers of membrane that are applied systematically for added redundancy. Some of these can resemble the bottom of a rubber dingy or river raft which is quite durable and resistant to abrasions. These options are more expensive though as you would expect, but affordable for a small area. These aren’t typically part of a common roof so perhaps a bit off topic here. At some point we may go into depth on deck membranes in another article.
What Goes Wrong?
It's All About Drainage
Here’s some not so secret knowledge, flat roofs aren’t really flat. They look flat, they feel flat to your feet, but if you set a marble down it should roll to one edge or a drain. Do this from several places to ensure that water will find a way down. If you notice large puddles on your deck after it rains, this is a sign that either the deck wasn’t crafted with proper slope, or the framing below the deck has started to settle and that is creating a low area. As long as your membrane or torch down holds up, you won’t have leaks. But guess where the membrane will start to fail first? If this is happening, you will want to address the framing or the plywood sheeting of the deck, But that requires taking some things apart.
Shoes Off Please!
High heel stilettos on a membrane deck is not how you extend the life of your membrane decking. Dragging chairs and tables across it without those slider pads, will also cause a leak. Ask yourself how you would treat the bottom of a life raft if you found yourself in one, then take this same approach to how you treat your membrane deck or flat room system. Consider adding some outdoor carpeting in areas that might receive high traffic. Be aware of the temperature when you use your solid deck as well. When the sun has been shining directly on it for several hours it will heat up, making it softer and more prone to abrasion or impact damage.
Put Another Coat On
If you have a solid deck that uses layers of coating, you can continue to build that up every 2-3 years. This will not only extend the ability to resist water, but make things look new again or allow you to change the color. Most of these products will have specific instructions on how to prep apply new layers. Special care should be taken to use the same type of coating and follow all instructions thoroughly. This is an involved and messy process which you could do yourself if you feel confident, or for more predictable results we recommend hiring a professional like Seattle/Tacoma’s favorite roofing contractor….. Anytime Roofing!
The Takeaway:
Not to sound like we’re stuck in a loop but, keep the water flowing off the deck/roof and down clear gutters and that will eliminate most of your potential problems. Get the right type of waterproof decking for your intended use and keep it well maintained.
In Conclusion:
There is no magic wand or one way to improve the lifespan of all roofing systems. The reality is if you are looking at your roof and asking, will it fail this winter or next… Don’t roll those dice! Even just asking a pro to look at it could be worth the minimal service call. At least then you are relying on the best guess of someone who knows, rather than your untrained eye and hopeful prayers.
Regardless of the roofing materials you have, start taking steps early to increase the years you get out of your roof.
- Keep those trees and shrubs away from the roof edges, surfaces, and the gutters.
- Clear, well functioning gutters and downspouts will handle the water and keep it away from your house.
- Inspect your roof regularly or have it inspected by a pro with trained eyes.
- Fix the ‘little things’ early so you don’t have a ‘big fix’ to do later.
- Fight the urge to have one of those ‘living roofs’ you see in magazines. Kill the growth before it can take root and spread.
- Do your research before replacing the roof. We didn’t discuss this as much because it’s a topic for another day, but if you’re trying to decide what your next roof will be, you are spoiled for choices and each one comes with some pros and cons.
So there you have it, dryer living through persistent maintenance and scientific advancements. The challenge is being aware of something that we typically don’t think about and being proactive to service it. As Grandma used to say “Para el mal que hoy acaba, no es remedio el de mañana” or roughly translated “Tomorrow’s solution does little for today’s misfortune (so apply your remedy before it is too late)”.
Looking for answers you couldn’t find here? Trying to decide between different roofing materials? Did we leave something important out? We want to hear from you!
Contact Anytime Roofing with your questions or requests for service and we will be happy to help!
