Most typical shingles today last about 17 to 19 years. Of course, this depends on how well you keep it clean and if you have full Southern exposure unblocked by trees on a low pitch such as 4/12 which is a typical ranch house roof pitch. Leaving moss and debris on the roof can prematurely age the roof by pulling the granules off allowing moisture to attack surfaces on the shingle that have never been exposed to moisture before. Moss also allows one or two wick under the tabs up to the nails where they can potentially leak. Tree debris should be blown off at least once a year if not more depending on the level of trees surrounding your house. Rinsing roofs with the pressure washer is fine as long as you know what you’re doing and do not put the tip to close to the roof which will wash many of the granules off. If you use a wide tip sprayer and use it as a water broom which is how we do it, all you’re doing is rinsing debris off the shingle then you can treat it with a Moss killer and Moss proofing product on an annual basis to keep the moss from growing.
Ventilation is the second concern that we have with keeping the life of the roof at its optimum point. Without proper ventilation, the plywood in the attic can tend to grow mold due to stagnant air in the winter months and then followed by summer months of heat that cannot escape the attic which the laminates the plywood causing the glue to fail. Moisture and heat are the two biggest plywood roof killers in the Northwest. If we minimize them both, we will extend the life of the roof plywood and the roofing material to its maximum potential.
The “lifetime” roof is really a misnomer because lifetime has been determined in the courts as 10 years. The term lifetime has been abused by certain manufacturers who decided to drag every manufacturer to the bottom of the barrel and every shingle to have a lifetime warranty which again, doesn’t mean much. So if you have the lightest architectural weighted shingle and it has a lifetime warranty you can bank on 17 to 19 years depending on your maintenance schedule. The best shingle on the market today are SBS modified rubber shingles which are very competitive with standard asphalt shingles but they will last 50% longer because they will hardly ever lose the granule because of the sticky SBS rubber that is in the asphalt. The SBS also allows the shingle to move over time and has a much higher UV resistance than standard asphalt.
This is what we promote and this is what we do on our own homes. Ready to get your project started? Contact our team at Pacific West Roofing today!