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How Long Does a Roof Last?
The average lifespan of different roof types can vary. In our guide, we look at how long a roof typically lasts and what can affect longevity.
A common question we are asked is how long does a roof last. Rooftops come in different shapes and materials, as well as varying strengths and qualities. Some substrates are more suited to pitched roofs, while others are ideal for flat roofs. If you are trying to figure out the potential lifespan of a roof, there are some telltale signs when the materials are beginning to age. In this article, we look at ways to assess your roof and protect its future.
Average Lifespan of Different Roof Types
It’s important to understand that advised roof lifespans are only an indication of the estimated length of time that a substrate will last. If a roof has sustained damage or it’s not been regularly maintained, then the substate may have deteriorated sooner than expected.
Below is a list of typical lifespans for different roof materials:
| Material | Usage | Lifespan |
|---|---|---|
| Profiled metal roof sheets | Modern commercial, industrial and agricultural buildings, warehouses and factories. | 25 – 40 years |
| Asbestos cement tiles | Older commercial, industrial and agricultural buildings, warehouses and factories. | 30 – 50 years |
| Asphalt shingles | Commercial offices and residential properties. | Premium shingles can last 20-30 years, while three-tab shingles typically last 10 – 20 years. |
| Clay roof tiles | Residential properties and period buildings. | 50 – 100 years |
| EPDM rubber | Flat or low-pitched roofs on commercial units, outbuildings or garages. Commonly used to support green roofs. | 30 – 40 years |
| Felt roofing | Flat roofs and underlay for commercial units, outbuildings, garages and workshops. Home extensions and garden rooms. | 10 – 20 years |
Factors that Affect Roof Longevity
There are various factors that can influence how long a roof lasts, including the building location and the quality of the original installation. Material quality also plays a large part in the longevity of the roof, along with the roof pitch and aspect. Poor drainage, flashing and guttering systems can place pressure onto the roofline, compromising strength and integrity.
In our ever-changing climate, the increase in unpredictable and severe weather conditions can radically alter the expected lifespan of a roof. Heavy rainfall and extreme heat can affect the roof surface. Ventilation can also affect the longevity of a roof. When air cannot circulate within the roof space, this can cause condensation to build up. Water damage can then affect the roof interior, corroding steel supports and causing timber framework to rot.
There is a direct correlation between upkeep and longevity. The frequency of inspections and maintenance are the key to ensuring preventative measures can be taken to preserve the structural integrity of the roof.
Signs Your Roof May Be Nearing Its End
If you are trying to identify when a roof might need replacing, then carry out an inspection. Always follow the HSE working at height guidelines before attempting to access a rooftop.
If you are inspecting a metal roof with a prefabricated coating like Plastisol, look out for areas where the colour has faded due to weathering or UV rays. Check to see if there are any areas of blistering caused by heat or impact damage. These are all signs that the surface of the roof is nearing end of life. The steel sheet underneath is at risk of being exposed to the elements and subsequent corrosion.
For roofs made from substrates such as asbestos cement, it’s important to take precautions when looking for damage. Follow the HSE guidance on repairing damaged asbestos cement. Wearing the appropriate PPE, check to see if any of the tiles are cracked or have become dislodged. This can make the roof more susceptible to water penetration and leaks. As asbestos replacement is highly hazardous, protective measures are usually advised.
How to Extend the Life of Your Roof
Below are some simple actionable steps that can be taken to help prolong a roof’s lifespan:
- Cleaning and maintenance
Regardless of the roofing material, regular inspections need to be carried out, especially after stormy conditions. This will enable you to identify issues early and carry out repairs to preserve the roof’s integrity. Remove any debris, moss or algae to prevent any potential damage. - Metal profiled roof sheets
If you have inspected a metal roof and you have found rust patches, take immediate action to treat the areas of corrosion. Use an anti-corrosion treatment and a coating suitable for metal roof sheets. - Asbestos cement roof tiles
If the tiles have surface damage, then carefully apply a purpose-designed, asbestos cement repair treatment that can fully coat and seal in any dangerous fibres.
The Role of Protective Coatings in Roof Longevity
When it comes to protecting your roof and extending its lifespan, Giromax® products have specially designed formulas with exclusive properties:
- Use Giromax® Edgecoat for the treatment of cut-edge corrosion. This next generation formula is moisture tolerant and treats the top and reverse edges of the metal sheet. Guaranteed for 15 years when application guidance has been followed.
- Use Giromax® Roofcoat industrial protective roof coating for metal roof sheets. This unmatched coating reinstates surface integrity and creates a moisture-tolerant layer. Guaranteed for 25 years when our application guidance has been followed.
- Giromax® Roofcoat asbestos fibre cement protective coating is a breathable, flexible, water-repelling coating that protects the roof tile. Guaranteed for 20 years when our application guidance has been followed.
Conclusion
When you are considering the lifespan of a roof, always factor in different material strengths and qualities, as well as the frequency of maintenance. Before you commit to replacing a roof, assess whether a protective treatment could extend its longevity. A regular cleaning and maintenance programme, along with preventative measures such as roof coatings, will enable you to preserve your roof for decades to come.
For more technical advice on roof maintenance or information on Giromax® roof coatings, call 01455 558969 or email: sales.orders@giromax.co.uk
Sources:
https://www.tckroofing.co.uk/news/how-long-does-a-roof-last/
https://www.fowlerexteriors.com/blog/estimating-asbestos-roof-shingles-life-expectancy/
https://www.roofingmegastore.co.uk/blog/how-long-does-roof-felt-last
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January 14, 2025
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How Long Does a Roof Last?
Managing Director
A common question we are asked is how long does a roof last. Rooftops come in different shapes and materials, as well as varying strengths and qualities. Some substrates are more suited to pitched roofs, while others are ideal for flat roofs. If you are trying to figure out the potential lifespan of a roof, there are some telltale signs when the materials are beginning to age. In this article, we look at ways to assess your roof and protect its future.
Average Lifespan of Different Roof Types
It’s important to understand that advised roof lifespans are only an indication of the estimated length of time that a substrate will last. If a roof has sustained damage or it’s not been regularly maintained, then the substate may have deteriorated sooner than expected. Below is a list of typical lifespans for different roof materials:| Material | Usage | Lifespan |
|---|---|---|
| Profiled metal roof sheets | Modern commercial, industrial and agricultural buildings, warehouses and factories. | 25 – 40 years |
| Asbestos cement tiles | Older commercial, industrial and agricultural buildings, warehouses and factories. | 30 – 50 years |
| Asphalt shingles | Commercial offices and residential properties. | Premium shingles can last 20-30 years, while three-tab shingles typically last 10 – 20 years. |
| Clay roof tiles | Residential properties and period buildings. | 50 – 100 years |
| EPDM rubber | Flat or low-pitched roofs on commercial units, outbuildings or garages. Commonly used to support green roofs. | 30 – 40 years |
| Felt roofing | Flat roofs and underlay for commercial units, outbuildings, garages and workshops. Home extensions and garden rooms. | 10 – 20 years |
Factors that Affect Roof Longevity
There are various factors that can influence how long a roof lasts, including the building location and the quality of the original installation. Material quality also plays a large part in the longevity of the roof, along with the roof pitch and aspect. Poor drainage, flashing and guttering systems can place pressure onto the roofline, compromising strength and integrity. In our ever-changing climate, the increase in unpredictable and severe weather conditions can radically alter the expected lifespan of a roof. Heavy rainfall and extreme heat can affect the roof surface. Ventilation can also affect the longevity of a roof. When air cannot circulate within the roof space, this can cause condensation to build up. Water damage can then affect the roof interior, corroding steel supports and causing timber framework to rot. There is a direct correlation between upkeep and longevity. The frequency of inspections and maintenance are the key to ensuring preventative measures can be taken to preserve the structural integrity of the roof.Signs Your Roof May Be Nearing Its End
If you are trying to identify when a roof might need replacing, then carry out an inspection. Always follow the HSE working at height guidelines before attempting to access a rooftop. If you are inspecting a metal roof with a prefabricated coating like Plastisol, look out for areas where the colour has faded due to weathering or UV rays. Check to see if there are any areas of blistering caused by heat or impact damage. These are all signs that the surface of the roof is nearing end of life. The steel sheet underneath is at risk of being exposed to the elements and subsequent corrosion. For roofs made from substrates such as asbestos cement, it’s important to take precautions when looking for damage. Follow the HSE guidance on repairing damaged asbestos cement. Wearing the appropriate PPE, check to see if any of the tiles are cracked or have become dislodged. This can make the roof more susceptible to water penetration and leaks. As asbestos replacement is highly hazardous, protective measures are usually advised.How to Extend the Life of Your Roof
Below are some simple actionable steps that can be taken to help prolong a roof’s lifespan:- Cleaning and maintenance Regardless of the roofing material, regular inspections need to be carried out, especially after stormy conditions. This will enable you to identify issues early and carry out repairs to preserve the roof’s integrity. Remove any debris, moss or algae to prevent any potential damage.
- Metal profiled roof sheets If you have inspected a metal roof and you have found rust patches, take immediate action to treat the areas of corrosion. Use an anti-corrosion treatment and a coating suitable for metal roof sheets.
- Asbestos cement roof tiles If the tiles have surface damage, then carefully apply a purpose-designed, asbestos cement repair treatment that can fully coat and seal in any dangerous fibres.
The Role of Protective Coatings in Roof Longevity
When it comes to protecting your roof and extending its lifespan, Giromax® products have specially designed formulas with exclusive properties:- Use Giromax® Edgecoat for the treatment of cut-edge corrosion. This next generation formula is moisture tolerant and treats the top and reverse edges of the metal sheet. Guaranteed for 15 years when application guidance has been followed.
- Use Giromax® Roofcoat industrial protective roof coating for metal roof sheets. This unmatched coating reinstates surface integrity and creates a moisture-tolerant layer. Guaranteed for 25 years when our application guidance has been followed.
- Giromax® Roofcoat asbestos fibre cement protective coating is a breathable, flexible, water-repelling coating that protects the roof tile. Guaranteed for 20 years when our application guidance has been followed.
