When should you replace an old roof?
Iowans know that our weather can be harsh in any season. Hailstorms, heavy snow, high winds, summer humidity, and freeze–thaw cycles take a toll on your roof year round. Clients often ask us how long they can expect their roofs to last. The correct answer depends on the type of roofing material used, how it’s installed, and the environmental conditions it’s endured.
Variations in Roofing Materials
Different types of roofing can have very different life expectancies. When it’s time to replace your roof, consider your options carefully. Your choice can affect not only the roof’s lifespan but also your home’s energy efficiency, safety, and insurance premiums.
Asphalt Shingles
Standard three-tab asphalt shingles are a popular choice because they’re affordable and reliable. In general, Iowa homeowners should consider replacing a typical asphalt roof after about 15 to 20 years. While your roof may remain in good shape for longer than this, at this age, it’s important to have it regularly inspected for signs of wear so you can avoid roof leaks and the costly damage they can cause.
Architectural Shingles
Architectural shingles are a thicker type of asphalt shingle, formed from two shingle strips that are laminated together. These are sometimes called laminated or dimensional shingles. The layered base creates a durable material that can stand up better to the extreme weather conditions we see in Iowa. Expect these to hold up for at least 20 to 30 years in our climate.
Metal Roofing
Metal roofing comes in a variety of forms and styles. Metal is naturally resistant to hail, heavy snow, extreme temperatures, and even fire. As a result, many insurance companies offer lower premiums for homes with metal roofs.
While different types of metal roofing have different life expectancies, they are among the most durable roofing choices. It’s common for metal roofs to last 40 years or more when properly installed and maintained, and many stone-coated steel roofing manufacturers provide warranty protection for 50 years.
The Effect of Midwest Weather
Iowa roofs face a unique mix of stressors. Impact from hailstorms or falling debris can damage shingles and loosen their protective granules. Repeated freezing and thawing in spring and fall cause materials to contract and expand, weakening materials and loosening bonds between them. Summer heat and humidity can cause shingles to blister, warp, and curl, leaving them vulnerable to strong winds that can further lift the edges. The signs of damage can be subtle at first, but each season leaves its mark.
Iowa homes with asphalt roofs will typically see signs like these after 15 to 20 years:
- Granule loss—This protective layer wears away over time, accelerating the roof’s aging process.
- Curling or lifting shingles—When shingle edges curl or tabs lift, this signals that the shingles are drying out and losing flexibility.
- Need for repeated repairs—If you find yourself patching the roof every year or two, it might be time for a replacement.
- Hidden impact damage—Even invisible damage from hail, tree limbs, or other debris can lead to leaks.
This is why it’s wise to schedule regular roof inspections when your roof is around 15 to 20 years old. Don’t wait until your roof leaks! Leaks can cause extensive interior damage, necessitating expensive repairs. If you’ve neglected regular roof maintenance, then these are not likely to be covered by your homeowners insurance.
Signs It’s Time for a New Roof
When there’s still a lot of life left in your roof, it makes perfect sense to make repairs as needed. At a certain point, however, repairing rather than replacing your roof simply results in more hassle and greater expense over time. Here are some of the main signs that your roof needs to be replaced:
- Several loose or missing shingles
- Shingles that are curling, cracking, or lifting at the edges
- Extensive granule loss
- Leaks in different areas
- Softness or sagging
- Interior water damage from leaking roof
Often, these signs can be spotted from the ground. When it doubt, call a professional to climb onto the roof and take a closer look.
The Cost of Repair vs. Replacement
Replacing your roof requires a significant investment. Because of this, it’s often tempting to squeeze more time out of the existing roof by making repairs. However, periodic repairs can quickly add up, and the home can begin to experience interior damage as leaks occur. Rather than pouring money into a roof that’s lived out its expected life, investing in a new roof gives you a new warranty, better protection against storms and water damage, and fewer surprise expenses. It could also reduce your insurance premiums while increasing the chances that any future problems with the new roof will be covered.
Why Spring Is a Smart Time to Replace Your Roof
If your roof is nearing the end of its lifespan, now is the time to start thinking about scheduling a replacement. By summertime, many roofers are booked for the season. Getting your spring roof replacement on the books now offers more scheduling flexibility and lets you get your new roof in place before spring hailstorms and summer thunderstorms are in full swing. It also gives you time to address any needed upgrades like improved ventilation or decking.
Choosing the Right Contractor
Your roofing materials are only part of the equation when it comes to your roof’s lifespan. Installation matters, too. When poorly installed, even the highest quality roofing materials can fail prematurely. When choosing a contractor, shopping locally is key. Local contractors not only understand the climate, but they’re also around when you need them. Avoid working with storm chasers who show up at your door after a storm promising fast or cheap work; you may have a hard time finding them when you encounter problems. Hiring a trusted contractor from your area supports your local economy and makes it easier to hold them accountable for the work they do.
When selecting a contractor, be sure to get a detailed estimate, and ensure that they are licensed, bonded, and insured. Also be sure to understand their workmanship warranty, which is different from the manufacturer’s materials warranty, to avoid unpleasant surprises in case the roof doesn’t perform as expected
Hedrick Construction has worked with Iowa homeowners for decades, helping them protect their homes with quality roofing, siding, insulation, and more. Schedule a free roof inspection with us to get a clear, honest assessment of your roof’s condition, remaining lifespan, and the cost to repair or replace it.
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