Investing your hard-earned money in a flat roof comes with the expectation of a long-lasting return on investment. The lifespan of a flat roof determines when it will need to be replaced in the future, making it a crucial factor to consider. That’s why understanding how long a flat roof typically lasts is of utmost importance. With that in mind, let’s break down the lifespan of a flat roof for you.
A Flat Roof’s Lifespan
The lifespan of a flat roof depends on the type of material used. Here are some common types of flat roofs and their average lifespan:
- Metal Roof – A standing seam metal flat or low slope metal roof typically has a lifespan of 30 years, with the potential to last up to 50 years.
- Built-up roofing (BUR) – Built-up roofs can last anywhere from 5 to 20 years. Typically, the number of layers in a built-up roof determines its longevity, with more layers leading to a longer lifespan.
- Modified Bitumen roofing (MBR) – Modified bitumen roofs have an asphalt membrane as their base material. However, the surface of these roofs is prone to blistering and cracking, which limits their lifespan to only about 10 to 15 years.
- Ethylene Propylene Diene Monomer (EPDM) – Typically, roofing experts acknowledge that a well-executed EPDM roof installation can offer a property owner roof life of 25 to 30 years, or even more. Routine maintenance and inspections can identify any problems or warning signs and increase the roof’s lifespan even further, up to 50 years.
- Thermoplastic Olefin (TPO) – The typical lifespan of a thermoplastic Olefin (TPO) roof is between 20 to 30 years. The durability of TPO can be attributed to its ability to be combined with a reflective top coat that reduces the cooling demands of buildings.
However, the lifespan of a flat roof is not solely determined by the type of material used. Other factors that affect flat roof lifespan include climate and weather conditions, maintenance and repair, and installation quality. For example, a flat roof that’s exposed to extreme weather conditions may not last as long as one that’s well-maintained and regularly repaired.
How Long Should a Flat Roof Last?
The expected lifespan of a flat roof depends on several factors, including the type of roofing material, the quality of installation, and the level of maintenance. Generally, a well-constructed flat roof can last anywhere from 15 to 30 years. However, it’s important to note that this is an average estimate and not an absolute guarantee. The actual lifespan can vary based on the specific conditions and circumstances.
Different roofing materials have different life expectancies. For instance, built-up roofs (BUR) with multiple layers of asphalt and gravel are known for their durability and can last up to 30 years with proper care. Single-ply membranes like EPDM or TPO typically have a lifespan of around 15 to 25 years. However, it’s important to remember that these estimates can be influenced by factors such as climate, exposure to UV radiation, and the occurrence of extreme weather events.
To maximize the lifespan of a flat roof, regular inspections and proactive maintenance are crucial. Promptly addressing any signs of damage, conducting routine cleaning, and ensuring proper drainage can significantly extend the roof’s life. Consulting with roofing professionals and adhering to their recommended maintenance practices will help ensure that your flat roof lasts as long as possible.
When to Replace a Flat Roof
One of the most critical aspects of flat roof maintenance is identifying when it’s time for a replacement. A flat roof replacement can prevent serious problems such as water damage, mold growth, and structural deterioration. Here are some of the most common signs that indicate a flat roof replacement is necessary:
- Leaks: Leaks are one of the most obvious signs that a flat roof needs replacement. They can occur due to roof damage, wear and tear, or poor installation.
- Damaged flashing: Flashing is a metal strip used to seal the gaps and joints around the roof edges and penetrations. Damaged flashing can cause water to infiltrate your flat roof and cause further damage.
- Blistering and cracks: Blisters and cracks on the surface of the flat roof can be caused by prolonged exposure to the sun and extreme weather conditions. They can lead to moisture penetration, which can further damage the roof’s structure.
- Pooling water: Flat roofs are prone to water pooling, which can lead to leaks and moisture penetration. Water accumulation can also put additional stress on the roof structure and shorten its lifespan.
- Flat roof panels disintegrating: The panels of a flat roof can deteriorate over time, especially if they’re made of low-quality materials. Disintegrating panels can weaken the entire roof structure and make it vulnerable to leaks and other issues.
Best Way to Cover a Flat Roof
In addition to regular maintenance and inspections, covering your flat roof can be an effective way to improve its lifespan. There are several types of flat roof covers to choose from, each with its own benefits and drawbacks. Here are some of the most popular flat roof cover options:
- Rubber Sheathing: Rolled rubber sheathing is an affordable flat roof cover option.. The rubber material is applied using a special adhesive that is rolled onto the wooden roof with a paint roller. The edges of the rubber are butted together to form a seamless and watertight barrier, and the material can be easily trimmed to fit the dimensions of your roof using a utility knife. To ensure maximum protection against leaks, a polyurethane sealer is applied over the top of the rubber covering. This low-maintenance option requires only basic cleaning to maintain its effectiveness.
- Paper and Tar: This traditional flat roof cover option involves layering tar paper over the roof and sealing it with hot tar. To ensure maximum protection against leaks, a polyurethane sealer is applied over the top of the rubber covering.
- Tiled: Tiled flat roofs are typically made of clay or concrete tiles and provide excellent durability and weather resistance. However, they can be heavy and require a strong roof structure to support the weight. Over time, the tiles may require replacement from wind storms or other weather-related elements.
- Spray Foam: Covering a flat wood roof with a polyurethane-based spray foam provides a durable and solid layer of protection. However, due to the complex installation process, this type of flat roof covering requires professional installation. The long-term benefits can be substantial, as maintenance only requires regular sweeping. In the event of repairs, the covering can be quickly and easily patched with the same spray foam material, minimizing downtime and expenses.
When choosing a flat roof cover, it’s important to consider factors such as cost, durability, weather resistance, and compatibility with your roof structure. Consulting with a professional roofing contractor can help you make an informed decision and ensure that your flat roof cover is installed correctly and maintained properly. With the right flat roof cover, you can improve your roof’s lifespan and protect your property for years to come.
Flat Roofing Services
A well-maintained flat roof can last for many years and save your customers from costly repairs and replacements. Remember to consider factors such as the property type and use, weather conditions and climate when choosing a flat roof. And don’t forget, keep an eye out for signs that a flat roof needs replacement. If you are interested in a new flat roof, or any flat roofing service, contact the Lynchburg roofing experts at All Phase Roofing and Construction!
