How To Look At A House
McGarry and Madsen's home inspection blog for buyers of
site-built, mobile/manfuactured and modular homes
What is the average life expectancy of a built-up roof?
Friday, June 5, 2020
How long does a built-up roof last?
You can expect a 4-ply built-up roof to last from 17 to 25 years, with an average of 20 years. Built-up roofs have between 3 and 5 layers of roofing paper, called “plies,” mopped with hot asphalt between each ply. More plies means a longer life, and a rule-of-thumb is 5 years for each ply.
Here’s a bar graph comparing built-up roof life expectancy of other types of roof coverings.
Go to our blog post What is the average lifespan of the parts of a house? for rating of other house components. To understand the basis, potential use, and limitations of lifespan ratings, see How accurate are the average life expectancy ratings of home components? Are they actually useful?”
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Here’s links to a collection of some of our other blog posts about “FLAT ROOFS (LOW SLOPE)":
NOTE: These life expectancies are based on data provided by InterNACHI, NAHB, FannieMae, and our own professional experience. Because of the numerous variables that can affect a lifespan, they should be used as rough guidelines only, and not relied upon as a warranty or guarantee of future performance.
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