|
|
|
Material |
Slope |
Life
Expectancy |
Replacement
Cost |
Maintenance |
Signs of
Failure |
|
Asphalt shingle (3
Tab) |
Min.
4/12 to vertical Note: Shingles can be installed on slopes that are less than
4/12, however, the reveal has to be less (approx. 3 ¾”), and the manufacturer
will not guarantee their performance. |
15-30
depending on type, slope/pitch and climate. |
1.50
to 2.50 per sq. ft. Depending upon slope/pitch, number of layers. This would not
include tear off or repairs. Tear
off, depending on the number of layers, the height and slope of the roof, the
amount of shrubs and trees and concerns related to hauling, may cost .75 to
1.25 SF. |
Tar
or roof cement flashings are temporary and should be checked every two
to three years. In most
municipalities, no more than two layers of shingles can be applied. |
Buckling,
losing of granules, splitting of shingles, cupping. Loose granules between the tabs are your best clue for
failure. |
|
Wood Hand or machine
split. Machine
sawn |
Min. 4/12 to Vertical Minimum
3/12” slope to vertical |
10-40 30-40 Depending upon
slope/pitch, quality of the shingle or shake, the amount of shade and applied
protection they receive. 15-25 Same as above. |
4.00-6.00 per sq.
ft. depending upon
slope, quality and reveal. 2.00-3.00
per sq. ft. |
Renail shingles as
they come loose or break. Replace
deteriorated shingles, keep ridgelines sealed/covered and flashed. Same
as above. |
Deteriorating
shingles, excessive curling of shingles, excessive wear (thin). Same
as above. |
|
90
lb. Rolled Mineral |
Designed
for steep slopes, but used for low slopes in many situations, especially in
urban areas. |
5-15
– This is single cover roofing. |
1.00-1.50
per sq. ft. |
Seal
exposed nail heads and repair delaminations or buckle/bubbles as they appear. Should be blind nailed. |
Loss
of granules, cracks, buckling and bubbles. |
|
Selvage
– Double cover roll roofing |
Designed
for steep slopes, but, used for low slopes in many situations. |
10-20
– This is double covered roofing. |
1.25-1.75
per sq. ft. |
See
Rolled Mineral |
Bubbles,
cracks and loss of granules. |
|
Slate
|
No spec. Normally
6/12 min. |
50
to 80 or more, depending upon thickness and type of slate. Quality of the
slates has a lot to do with the quarry they came out of and how hard they are
to mine and cut. |
7.00-15.00
per sq. ft. |
Repairs
and or replacements should only be done by mechanical means. Roof cement is
frequently used, however, this is called a temporary and not acceptable. |
Excessive
delamination and missing or cracked slates. |
|
Built-up |
No spec. Normally
flat to 4/12 slope. |
10-15 Depending
upon the number of plies, quality of installation and regular recoatings. |
1.50-3.00
per sq. ft. depending upon the height of the house and the contractor. |
Repair
delaminations as they appear. Regular
coating to re-establish the flood coat and keep the flashings sealed. |
Delaminations
underneath the membrane, excessive washing of gravel or slag, wear appearance
of the felts. |
|
Metal |
Sheet - no spec. Shingles
– 3/12 min. |
70
to 150 years, if kept painted. |
8.00-15.00
per sq. ft. |
Removal
of rust and regular painting. Keep
flashings sealed. |
Rust
developed areas, pinholes in low spots and deterioration. |
|
Clay
or cement tiles. |
3:12
min. |
50± Mortar
pad installed roofs tend to slip and may need premature replacement. |
$30.00
per tile, however, there is typically a minimum charge of 250.00 to 350.00. |
Covering/sealing
of exposed nails. Flashings, replace broken, deteriorated tiles. Secure
loose or slipped tiles. Keep slipping tile from ongoing movement. |
Broken,
loose, slipped or deteriorated tiles. |
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|
Tar |
No
spec. |
1
year |
.60-.80
per sq. ft. |
Tar
flashings |
Cracks
in Tar |
|
Cement
Asbestos |
No
spec. Typically no less than 4/12 slope. |
30-50
if they are 1/8” thick. ¼” thick types can last 60 to 80 years, but are rare. |
Approx. 30.00 per shingle, with approx.
250.00 to 350.00 minimum.
You may not be able to find cement asbestos shingles for replacement. |
Seal
ridgelines, exposed nail heads, replace missing shingles. Moss
on shady areas makes walking difficult if not impossible in these areas. |
Excessive
wear and fragile shingles. Some discoloration is normal. |