Maintenance Activity for Various Roof Types

Material 

Slope 

Life Expectancy 

Replacement Cost *Rough estimate. Prices will vary coast to coast)

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 notguarantee their performance.

15-30 depending on type, slope/pitch and climate.

$250-$300 per square 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.

$400-$500 per square

depending upon slope, quality and reveal.

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.

$150-$300 per square

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.

$1600 per square.

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.

2.50-4.00 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.

10.00-15.00 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.

$50.00 per tile, however, there is typically a minimum charge of 500.00.

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.

Tar

Obsolete

Obsolete

Obsolete

Tar flashings

Cracks in Tar

Cement Asbestos

Obsolete

Can last 60 to 80 years, but are rare.

 Obsolete

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.