Roof Life Span

The biggest hurdle that I run into when inspecting a home is the useful life of a roof. Key word when inspecting a roof is “Useful Life”, this does not mean that the roof cannot provide a benefit to the home in its current condition but that the roof will require maintenance or repair to prove itself useful. Typically if a roof has had shingles fall off during high winds then the useful life could be over. To acquire home owners insurance on a home in Pensacola a roof inspection is a requirement with most insurance carriers. Some carriers require a minimum of 3 years useful life left on the roof, this is hardly the standard and I don't believe that this has been the case in the past 2 years with the new minimum being 5 years.

When it comes to providing an estimate for remaining life the inspector must evaluate to determine what the remaining USEFUL life of the roof covering is and not how long the roof will last with the replacing of some shingles. Condition is, of course, the main factor and does require walking the roof and many times entering the attic. Granual loss,

Picture above is from a recent home inspection that we performed in Milton, Fl. This picture is of the outer edge of the roof line where the roof meets the gutter. Notice that the gutter is full of granules from the shingles, this is a clear sign that the roof covering is nearing the end of its useful life and that replacement will soon be needed (Some granuke loss is common with most all roofs). The outcome of this inspection is that the buyer decided not to purchase the home, this home could not be insured without a new roof being added

Picture above is from a recent inspection I did in Pensacola and has obviously seen its better days. The condition could not be easly seen from the ground and buyer was not aware there was an issue, this home did not sell and will require a new roof before it can be purchased through a morgage company as insurance will be needed.

Condition is, of course, the main factor and does require walking the roof and many times entering the attic. It is important that the inspector you hire will walk the roof as long as safety is not an issue. I walk every roof I inspect unless it is too dangerous. Loose granules on a high pitch roof will send you to the ground very fast and is something I try to avoid.

All info is the opinion of this inspector and should not be used to determine the life span of a roof. Remember, you should never walk on a roof, leave that to those of us who do this on a daily basis.

Experience is a huge factor when it comes to inspecting a roof and some signs of defects can easily be overlooked.

Three tab shingles have an expected life of 15 – 20 years

3 dimensional or architectural shingles can have a life span over 20 years.

If you have any questions or you are looking to purchase a home in Pensacola, Milton, Pace or Gulf Breeze Florida and need a home inspection please contact Gulf State Home Inspections at 850-607-7440 or visit us at our office at 3340 E Olive Rd Pensacola, Fl.