ON THE HOUSE : Proper Maintenance Extends Life of Roof
For many of us, the purchase of a home is the largest investment we’ll ever make. Thus, it’s prudent to do everything we can to preserve it. One of the best ways to do that is to be sure the roof is in good shape and properly maintained.
Roofs leak for a couple of reasons: poor maintenance and old age.
How long should your roof last? The American Society of Home Inspectors provides the following estimates for the life expectancy of different roofing materials: Asphalt shingles 15-30 years; wood shakes-shingles 10-40 years; clay-cement tiles 20+ years; slate 30-100 years; and metal roofs 15-40+ years.
The life of your roof depends upon a variety of factors: local conditions, the quality of materials, installation, and care and maintenance are the three major factors that determine longevity.
According to the National Roofing Contractors Assn. (NRCA), an industry trade association, heat and ultraviolet rays produced by the sun have the most devastating effect upon the roof, regardless of materials. The sun will cause the material to expand and contract, fade, cup, curl, crack and deteriorate.
The rain isn’t an ally either. Water by nature will take the point of least resistance. For this reason, one minor roof leak can result in extensive damage in various locations throughout the house. Aside from the obvious water-stained sagging ceiling, prolonged leakage will likely result in rot to framing members in the roof, ceiling, walls and floor.
High winds can lift the edges of shingles and force wind-driven rain and debris beneath them. Extremely high winds can tear random shingles from the roof, leaving it spotty or even bare in some locations. Properly anchored shingles will minimize this damage.
Snow, ice and hail, also, do their share to shorten the life of a roof. In higher elevations melting snow often will freeze over the roof’s overhang--where the surface is cooler--creating an “ice dam” that blocks drainage to the gutter and results in water backing up under the roofing material.
Mildew, moss and fungus can accumulate on wood shingles and shakes, and even some asphalt roofs, if they remain damp as a result of poor drainage or little sunlight. Once it grows, moss holds moisture to the roof surface causing rot. One of the best ways to rid the roof of moss and fungus is with a power washer that can be rented. (This may be best left to a roofing contractor or roof care professional.) Another way is to apply a solution of one quart of liquid chlorine bleach in a gallon of hot water to the affected areas, using a stiff nylon brush.
Whereas many of these conditions can’t be prevented, regular inspection and repair will prevent a minor problem from becoming a major expense. The NRCA suggests the following roof care tips to maintain a healthy roof:
Inspect your roof, ideally in the late fall and early spring. Using binoculars will give you a good view of the roof while keeping traffic on the roof to a minimum. Look for loose shingles or shakes, or, if you have a tile or slate roof, cracked or missing tile. On shingle roofs, look for curling, fraying and tears at the edges.
Be sure to check the metal flashings around chimneys, vents, skylights and valleys. Flashings should be secure, in good condition and painted with a rust-resistant paint.
Gutters and downspouts should be kept clean and debris-free. A power blower or power washer are ideal for this purpose.
Trees and other foliage that hang over the roof should be cut back for two reasons: first, to minimize the amount of leaves, branches and other debris that accumulate on the roof, and second, in damp climates, to allow the sun to dry the roof out and keep fungus and mildew in check.
Finally, stay off the roof! Most residential roofs were not designed for traffic and, as a result, can sustain serious damage. If you must go up on the roof be careful. Wear rubber-soled shoes and avoid walking on the roof when it is wet.
For more information on how to care for your roof and tips on buying a new roof, send a self-addressed business-size envelope to: National Roofing Contractors Assn., Buying a New Roof, 10255 W. Higgins, Suite 600, Rosemont IL, 60018.
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