How Old Is Too Old? Reading the Age of a Front Range Roof

The shingle bundle says 30 years. The roof is 16 years old. Why is a roofer telling you it’s done?

Colorado years are different

Shingle lifespans are rated under average conditions. The Front Range is not average. We’re a mile above sea level, so the sun’s UV hits asphalt harder and dries it out faster. We swing from 60 degrees to 10 degrees in an afternoon, which expands and contracts the shingles hundreds of times a winter. And we get hail, which bruises the mat and knocks off the protective granules.

In practice, a standard architectural shingle roof in the metro lasts 15 to 20 years. A Class 4 roof does better. Metal does much better.

Five signs it’s replacement time

Bald spots. When the granules are gone and you can see black asphalt, the shingle has no UV protection left and will crack within a season or two.

Curling and cupping. Edges that lift or centers that dish are signs the asphalt has dried out and lost its flexibility. Repairs don’t stick to brittle shingles.

Multiple layers. If there are two layers up there, the next roof has to be a tear-off regardless, and repairs to the top layer are notoriously short-lived.

Repeat leaks. One leak is a repair. Three leaks in two years, in different spots, means the roof is failing generally.

Widespread hail bruising. Bruises are soft spots where the mat has been fractured. If an inspector finds eight or more per test square on most slopes, insurance usually calls it a total loss, and so would we.

Checking from the ground

Binoculars from across the street tell you a lot. Look for dark patches, uneven color, lifted tabs and missing ridge caps. Check the gutters and downspout outlets for granule buildup. Look at the roofs of neighbors with the same builder and the same year; if they’re being replaced, yours is probably due.

Then get it looked at

A free inspection with photos settles the question. If the roof has life in it, you’ll know how much. If it doesn’t, you’ll have time to plan the replacement on your terms instead of after the next storm.