Roof life expectancy

[cthorsen]

I have been getting requests for roof inspections to determine life expectancy for insurance purposes. Is there some kind of formula to factor in all the variables to make that determination?

[Brian E. Kelly]

Originally Posted by cthorsen

I have been getting requests for roof inspections to determine life expectancy for insurance purposes. Is there some kind of formula to factor in all the variables to make that determination?

How much life expectancy are they asking for, a couple of years?

[John Bowman]

Craig,

For your information.

Life Expentancy reporting is outside the scope of the NACHI Standards of Practice. Few of any do this type of reporting because many found it to be a very slippery slope that can often lead to serious implications and lawsuits.

2.1. Roof

I. The inspector shall inspect from ground level or eaves:

A. The roof covering.
B. The gutters.
C. The downspouts.
D. The vents, flashings, skylights, chimney and other roof penetrations.
E. The general structure of the roof from the readily accessible panels, doors or stairs.

II. The inspector is not required to:

A. Walk on any roof surface.
B. Predict the service life expectancy.
C. Inspect underground downspout diverter drainage pipes.
D. Remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces.
E. Inspect antennae, lightning arresters, or similar attachments.

[Dale Duffy]

Originally Posted by cthorsen

Is there some kind of formula to factor in all the variables to make that determination?

Not that I'm aware of except experience with roof installation and replacement coupled with good eyes and some thinking regarding what is present, what the roof type is, what is the general life expectancy for your area and has there been problems such as deterioration already starting and repairs already made.

I know a 25 year fiberglass shingle will last about 12.5 years here (if you're lucky).

BUR needs to have a reflective coating applied generally every 5 years.

Foam roofing needs a reflective coating every 5 years.

Wood shingles might last 15 years if maintained correctly (here).

Tiles, should to be inspected for cracks and disloged areas yearly, other than that they usually outlast everyone living in the home.

[Dale Duffy]

Originally Posted by jbowman

Craig,

For your information.

Life Expentancy reporting is outside the scope of the NACHI Standards of Practice. Few of any do this type of reporting because many found it to be a very slippery slope that can often lead to serious implications and lawsuits.

CHICKEN.....

[Larry D. Kage]

Originally Posted by dduffy

CHICKEN.....

Yes, predicting life expectancy may be allowed and accepted if, while writing the report, your finger's are crossed.

[Dale Duffy]

I would have to say that looking at a roof is kind of like looking at your tires, they might last another year if their getting to the point where it depends whether you want to spend the money or take your chances.

Most folks take chances, its easier than acquiring money to some.

A bald set of tires will go a long way, but you might be walking during one of the trips.

A roof might not leak with all the mineral covering gone, but it could the next time it rains.

[Dale Duffy]

Originally Posted by lkage

Yes, predicting life expectancy may be allowed and accepted if, while writing the report, your finger's are crossed.

One reason I don't do it....But there are many....

[Greg Bell]

Hi Craig,

Three Tab= 12 to 15 years
Architectural= 20 + years
Tile= 30 +years
Metal= 30+ years
Roll roofing= 10-12 years

These are what I use as an average for these type of inspections. The actual time will differ based on several factors.

[Greg Bell]

Just be sure to write something to the effect

The roof is a three tab shingle that has an expected life of 12-15 years in Florida. Given the age and appearance of this roof it could last up to another 5 years.

[Greg Bell]

Just an FYI for those of you that are not in Florida;

These estimates are not for a home inspection. They are a part of the four point inspection. Every inspector that performs these knows to write a disclaimer on the report.

[Dale Duffy]

Originally Posted by gbell

Just an FYI for those of you that are not in Florida;

These estimates are not for a home inspection. They are a part of the four point inspection. Every inspector that performs these knows to write a disclaimer on the report.

Think I'd write a disclaimer no matter who it was for.....

[Roy D. Cooke, Sr]

When I put down my thoughts of the roof life I aways put 8~
That little mark is in the very top left of your computer and it means ± or aproximatly . This if you get in court could give you a little more protection as I did not say it would last I said it could last aprox 8 years I also put down to moniter it . so if they have not been looking at their roof to see how well it is doing then Too Bad end of story . Works for me .
The name of this (~) is a tildie Roy Cooke

[cthorsen]

Thanks for the comments. I think I can figure it out with all this info.

[Russel Ray]

In San Diego, with appropriate attic ventilation and regular homeowner monitoring and maintenance, a 5-year roof can easily last 10 years, a 10-year roof can easily last 20 years, etc. However, while we people enjoy our 11 months of sunshine here, our roofs hate it. Add in a few weeks of extremely hot temperatures due to the Santa Ana winds coming out of Nevada, and our weather can wreak havoc on our roofs here.

My standard recommendation for my Clients is, notwithstanding anything I say in my report, and notwithstanding what month I did the home inspection, when the turkeys are all gone in November (or when they re-set their clocks in October), have a licensed roofing contractor come out and inspect the roof. They will then provide a 1-year guarantee against leaks. It costs anywhere from $50 to $200 depending on the size of the roof, penetrations, chimneys, etc. Do the same thing next year and every year thereafter, and one will always have a good roof and a warranty against leaks from a good roofing company.

Out of all the states I've worked in, that only works here because we have so little rain overall, no lightening storms and thunderstorms, hail storms only once a decade, etc. A "deluge" here is when we get ¼" of rain in 24 hours (that's when the mudslides start).