Ask the Expert -- Roof wear

Arkansas Democrat-Gazette roof illustration.
Arkansas Democrat-Gazette roof illustration.

All the ice, snow and rain this winter has me worried about my roof. How can I tell if I'm getting close to needing a new one?

"Everyone likes having a roof over their head," says Tim Hennelly, a longtime home inspector and the owner of Casa Buena Home Inspections in Little Rock. "The thought of it implies being dry and safe."

But, Hennelly explains, most homeowners don't spend a lot of time thinking about their roof. And if they do, it's usually negative thoughts such as what can go wrong with it and how much will it cost to repair or replace.

While a roof has different components, in answering this question, Hennelly specifically addresses the roof covering, the composition shingles, the most common type of roof material.

"If you have a metal, wood, rubber, slate, etc., type of roof, then I would suggest you start those Saturday chores, go fishing or head out shopping," Hennelly says, adding, "Go with the knowledge that some of you have a very good roof that will last a long time."

The composition shingles are basically referred to as either three-tab shingles or architectural shingles. Those unsure of the type of roof they have can probably determine it with a quick online search about types of roofing materials.

As for the condition or age of roof shingles, Hennelly says homeowners can easily narrow it down.

Architectural shingles have varying lifespans but their minimum life expectancy is 25 years, while three-tab shingles are generally rated for about 20 years.

"If you know when your roof was installed, you now know about how long it will last," Hennelly says.

But there are other factors that can affect the serviceable life of a roof -- they include weather, the amount of full sunlight versus shade, and the number of layers on the roof.

An assessment of the roof to determine the current shape can be done by the homeowner without even needing to climb up on it, Hennelly says, suggesting homeowners begin by looking at the roof from their yard. Use binoculars for a closer look.

Stains on a roof do not necessarily indicate that shingles are of an advanced age. Instead,

check for any damaged or loose shingles. When composition shingles age, they often shrink and curl at the edge. But if a homeowner receives a letter from their insurance company stating they need a new roof, that is also a sign that it needs to be replaced.

"If that's what you are seeing, your roof is in the latter part of its life," Hennelly explains. "Now look for any damaged shingles and shingles which may be out of alignment, like they are sliding out of place." With age, shingles become brittle and susceptible to damage from winds and weather.

Shingle fasteners can loosen and slide out of position, which is especially true with two-layer roofs, Hennelly says, adding that two layers is the maximum number of layers allowed on a roof and those who have a two-layer roof can plan on their shingles lasting about five years less than what they are rated for by the manufacturer.

"In all my years of first contracting and now inspecting, the 'record' roof had six layers of composition shingles over an original wood shake roof," Hennelly recalls.

With a ladder, climb high enough to see and touch the shingles. Older shingles will not have a full coverage of granules.

"If it's very worn, weathered or hail damaged, many granules will be in the gutters," Hennelly says. Excessive granule loss will expose the composition material, which can then cause the shingles to appear shiny. Older shingles may also begin to develop surface cracks. Shingles that are not pliable and will not bend easily are also older.

"Any or some of these conditions mean that your roof may need replacement in the near future and certainly needs to be examined on a regular basis," Hennelly says. Unrepaired shingle or roof flashing damage can lead to more repair costs if interior materials become damaged by water.

"Lastly, if you are not comfortable doing this kind of assessment, consider having a licensed roofer or experienced home inspector ... do it for you," Hennelly says. "Many roofers are very honest and will not say you need a roof just to get some work."

-- Linda S. Haymes

Do you have a decorating or remodeling question? We'll get you an answer from an authority. Send your question to Linda S. Haymes, Arkansas Democrat-Gazette, P.O. Box 2221, Little Rock, Ark. 72203 or email:

lhaymes@arkansasonline.com

HomeStyle on 04/18/2015

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