Which Roofing Services Help Extend a Roof’s Lifespan?

While a roof’s field can last for 25 years or more, many roofs fail to reach their material warranty prior to failure. And, when they do fail, service history typically defines the life of an asphalt roof to be 15-25 years or more. However, the useful life of that same roof can be greatly extended by various services, some of which must be purchased in a specific order.

Inspection that produces decisions, not photographs

Make sure the roof inspection report outlines the repairs in priority order and gives the roof a clear rating of condition. Just having a bunch of images from a drone is not going to cut it here. Consider going up on the roof in places where you can safely do so, checking on the decking, and pulling back the shingles and/or seams at transitions.

A useful roof inspection includes documentation of the service in a form that can be compared with subsequent inspections. This is often a prioritized action list and a condition rating that can be tracked over time.

• Fastener condition, including backed-out nails and exposed heads on flashing or accessories
• Sealant state at penetrations, with cosmetic cracking distinguished from failed adhesion
• Decking deflection underfoot and any soft spots at valleys or low slopes
• Ventilation performance, including net free area against attic volume and evidence of condensation
• Granule accumulation in gutters, measured qualitatively against prior visits

Setting the inspection cycle

Semi-annual inspections are typical for residential roofing systems, and are best scheduled after the heaviest use of the season. For coastal and high-wind areas where rain from wind is a normal occurrence, inspecting a roof after a named storm or sustained winds of greater than 50 mph will uncover damage in a shorter period of time than waiting for three regularly scheduled inspections.

Maintenance that slows the aging curve

Maintenance controls the degradation of roofing materials by removing conditions which accelerate material breakdown. These conditions are; standing water, trapped moisture and mechanical abrasion. Such work is cost effective in relation to the extended life of the roofing material.

Drainage before anything else

First, debris in gutters and clogged scuppers will cause water to pond under the first course of shingles and infiltrate into the fascia and sheathing. Check for proper flow of water in downspouts and re-route as necessary to keep water away from the foundation. Clean valleys and pay special attention to the uphill side of chimneys as these tend to collect a lot of debris as well.

Tree management and surface contact

Overhanging tree branches can cause granule loss from areas of the roof in windy conditions. In addition, shaded sections of the roof can develop moss and algae growth in areas that are exposed to constant moisture. Trimming back overhanging tree branches to 6-10 feet from the roof will cost less than granule loss. Low-pressure washing with the use of zinc or copper strips to treat established growth is better than using high-pressure washing which can strip off the protective surface of the roof.

Flashing work, where leaks usually begin

Though field material will eventually deteriorate, most roof failures occur through water entry at chimneys, sides of buildings, skylights, valleys and penetration points for plumbing or exhaust ventilation. So, in regard to roof maintenance for extending its useful life, service to the flashing is by far the most important.

Choosing between reseal, refasten, and replace

Sealing with same material (as originally installed) is only good if flashing material is in good shape, properly lap jointed and well attached to underlayment. In cases where original flashing was totally dependent on sealant for performance (e.g. No step flashing, etc.), resealing will only give you a season or so. Properly woven step flashing with proper counterflashing installed in a reglet is a service that should be done while the rest of the field is still in good shape. Homeowners in the Tidewater area are usually better off booking roofing services in Hampton that handle flashing detail work directly rather than treating it as an add-on to a general repair call.

Emergency repairs that protect the permanent fix

Storm response has a shelf life. The purpose of the work is to prevent damage. The work has to be removed before it deteriorates further and causes more secondary damage to insulation, ceiling and floors etc. Normal life of a temporary measure is 30-90 days depending on material and exposure.

1. Dry in the opening with a mechanically fastened tarp or self-adhered membrane, never loose-laid plastic weighted with debris.
2. Photograph and date all damage before any work begins, including the interior, for insurance purposes.
3. Document the temporary scope separately from the permanent scope so the two are not conflated on a single invoice.
4. Schedule the permanent repair before mild weather allows the tarp to become the default solution.

Allocating budget across the service plan

Rather, when funds are limited, spend the dollars to mitigate potential compounding damage of delayed repair as opposed to something that has high visibility but minimal potential for compounding damage with delay.

It all follows the same pattern, life extension is about scheduling water management related service work and tracking until the roofing system reaches end of service life on owner’s desired timeline rather than that of weather.