Why are asphalt shingles not lasting like they used to?

By: ​David J. Levy, PCAM National Sales Manager for Roof Maxx Technologies, LLC.

Typically, roofs are one of the most important and most expensive components of a condominium community. Learn why asphalt shingles are not lasting as long and how board members and community managers can utilize best practices to help their communities maximize the useful life of their asphalt shingle roofs.

What is driving the shorter useful life of asphalt shingles?

​Liquid Asphalt: Asphalt shingles today have 25-33% less liquid asphalt than in the 1990s due to a global shortage of liquid asphalt, created by global changes in how crude oil is refined. Less liquid asphalt = higher prices AND less flexibility of the shingles.​

Building Design: New construction designs often have reduced roof ventilation versus homes built before the 1980s. Older homes have large, open attics. Today, attics are much smaller as developers have added aesthetic features such as cathedral ceilings, skylights, dormers, and valleys, which dramatically reduce the air flow from your soffit vents (intake air) to your roof’s ridge vents (exhausted air). Hotter interior air just under the roof sheathing reduces the expected life of your roofs, of all types, but especially those covered with traditional asphalt shingles.

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Weather: Hotter weather, in temperature and in frequency, has trended upward in the past 30 years. Summertime roof surface temperatures can be 40-80+ degrees higher than the air temperature, based on the sun’s orientation and the color of the roof. Florida’s harsh UV exposure leads to further reductions in roof life as compared to other parts of the country.

Fewer Inspections: Due to labor shortages, at the management office and at most contractors, there are very few proactive roof inspections at most condo communities.

​What are the best-practices (solutions) to extend the useful life of asphalt shingles?

1. Ask your reserve study specialist about trends and best practices. They inspect dozens of HOA communities per year, per employee.

2. Inspect roofs at least every two years and immediately after big storms. In Florida, the first inspection should be around the 5th or 6th year. Request a summary inspection report with a link to all of the pictures taken. Some roofing firms provide this service at no additional cost.

3. Handle small repairs, reactively and proactively, to extend the useful life of your roof, at a very small investment. Doing your “punch-list” complex-wide, dramatically lowers the per-building cost.

4. Obtain an electronic measurement from a satellite-based firm specializing in roof imaging and measurements. Knowing the exact roof surface area for each building is helpful in ensuring accurate repair (or replacement) quotes. Some roofing firms provide this service at no additional cost.

5. Request training on roof maintenance and inspection from a reputable company that offers “lunch and learn” Zoom-based seminars. Some roofing firms, including Roof Maxx, provide this service at no additional cost.

6. Work with roofers who have experience with HOAs/Condos, nationally and locally.

7. Work with roofers who offer roof rejuvenation. Why? Roof rejuvenation is a proven solution. Since the mid 2010’s, advances in bio-science, allowed trained roofers, such as your local Roof Maxx dealer, to assist you with understanding roof rejuvenation instead of very costly total roof replacement.

In summary, the use of less liquid asphalt in manufacturing, along with other contributing factors, has shortened the lifespan of asphalt shingle roofs. Implementing these best practices will ensure your community maximizes the useful life of your roofs.