Anyone have any roofing questions ?

[Justin Stanfield]

I have over 30 roofing certificates.  I have done roofing for over 10 years.  If someone has any roofing questions I would be happy answer.

[Justin Stanfield]

It is safer for the buyer and sell to think in terms of functionality, how much life is left. This can have six categories.

Appeared to be in the first half of its useful life.
Appeared to be at the midpoint of its useful life.
Appeared to be in the second half of its useful life.
Appeared to be nearing the end of its useful life.
Appeared to be at the end of its useful life.
Appeared to be past the end of its useful life.

Second no one can say exactly what the age of the roof is.  Sometimes shingles are sitting in the warehouse for 2 or 3 years even before they are put on a roof.  Also, manufacturers because of the fluctuations in the oil prices, sometimes use lower quality materials.  The local weather plays a role too.  So, you can only go on what appears to be the case.  

The demarcation of a failing roof is the loss of shingle granules.  That's the beginning of the end. 

You also make a guess, like this, most roofs are going to last 10-15 years.  Years 1 - 3 the Roof looks relatively new, years 4-7 the sealant gets bad, granule loss takes place. years 7-10 shingles start to coming off, 11-15  shingles start to come off, leaks take place.  This is just a general idea.  I would recommend to add 4 years at least to the age of the roof.  As always it is safer to estimate more. If the house has gutters, take a look in it and if you will see a lot of granules , then the roof has aged.