As home inspectors we often hear surprise when a home’s 30 year warrantied shingled roof is reported as being near the end of its practical service life after only 15 years. The fact of the matter is that roof warranties are very limited in just what they cover and can’t be relied upon as an indicator of expected service life.
First, a shingle warranty is pro-rated and only covers the cost of the shingles, not labor or any related roofing components. They are also full of limitations such as how the shingles were handled, stored and what the local climatic conditions are. For the southern portions of Florida the heat and rain severely limit a shingle’s life span. Typically, one should expect about 60% of the rated warranty as the practical service life of the shingle system in this area of Florida. So for a 20 year warranty shingle that’s 16 years and for a 30 year shingle you can expect about 18 years. Just about all of the shingles now found in southern Florida is 30 year warranty type. Laminated style shingles have a bit of improved performance over tabbed shingles and it’s common for them to last 18 to 20 years.
There is also a homeowner’s insurance issue with expected life span. It’s our experience that insurance underwriters have taken the stand that a shingled roof has an expected life of 18 years and now most require replacement of the roofing if two years or less of service life remain. That means that it is usually difficult to get insurance coverage if the roof is 16 years or older, regardless of the actual condition of the roof.
It’s important to make you client aware of these limitations so that it can be addressed up front before negotiations get too far along and a lot of effort has been spent on a deal that may not go through.
Author:Kathy Toonder Phone: 941-544-7270 Dated: July 28th 2015 Views: 1,498 About Kathy: I enjoy walking the warm sandy beaches, swimming and watching the magnificent sunsets on Florida’s...
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I enjoy walking the warm sandy beaches, swimming and watching the magnificent sunsets on Florida’s Gulf Coast. Thirty years ago I came from Michigan to the Sarasota area to enjoy the beaches of the Sunshine State. The “Beach Communities” Longboat Key, Lido Key, Siesta Key and Casey Key are what draw everyone to make Sarasota their home!
Sarasota the “Cultural Capital” of Florida attracts homeowners that want more than just a beach experience. Sarasota and Manatee communities with the growth of new housing maintain their elegant but laid back style. It is a great place to make it your home to be able to enjoy lush natural environment and the amenities of a modern city.
I became a home owne r in Lakewood Ranch an award winning 17,500 acre site that provides a beautiful master planned, maintained and golf community. Get the picture: blue waters, white sand, plenty of sun, blue skies, fabulous food, casual outdoor dining, amazing fishing, play golf, boat races, music and art festivals….
My focus is to best understand the goals and visions of my clients, ensuring all decisions are made with a wealth of information and the necessary tools for a successful, rewarding experience.
I have found my “Slice of Heaven” I look forward to you finding yours!