Asphalt shingles
3-tab vs. architectural
Most homes around Athens have asphalt shingle roofs, and they come in two main types. You can usually tell them apart from the street.
3-tab shingles
- Look: flat and uniform, with evenly spaced rectangular "tabs" in neat rows.
- Build: a single layer, so they're thinner and lighter.
- Wind: lower wind ratings; tabs are more likely to lift or blow off in storms.
- Life: typically about 15 to 20 years.
- Today: once the standard and the cheapest option; many manufacturers have phased them out, so matching repairs can be harder.
Architectural shingles
- Look: textured and dimensional, with staggered, varied shapes that give depth and shadow. Also called dimensional or laminated shingles.
- Build: two or more layers bonded together, so they're heavier and thicker.
- Wind: higher wind ratings and better resistance to blow-offs.
- Life: typically about 25 to 30 years.
- Today: the standard for most new roofs and replacements.
Signs of an aging shingle roof
- Granules washing into gutters, or bare, shiny spots on shingles
- Curling, cupping or cracked shingles
- Missing or lifted shingles after a storm
- Exposed or popped nail heads
- Moss or algae on shady slopes, and any sagging
Photos via Wikimedia Commons: 3-tab by FASTILY, CC BY-SA 4.0; aging roof by Dale Mahalko, CC BY-SA 3.0.
Metal roofs
The metal lasts. The screws don't.
A well-installed metal roof can last for decades; the metal panels themselves rarely wear out. What wears out is everything that holds them down and seals them.
On many metal roofs, the panels are fastened with screws that go right through the metal. Each screw has a rubber washer, or gasket, that seals the hole. Over years of sun, heat and cold, those gaskets dry out and crack, and the screws work loose as the metal expands and contracts. That's when a "lifetime" metal roof starts to leak.
The fix is maintenance, not a new roof: replace worn screws with new ones (often a slightly larger size so they bite into fresh metal), and we suggest adding a quality sealant, or caulk, made for metal roofing around the fasteners and at seams and flashing for extra protection.
Types of metal roofs
- Exposed-fastener panels (corrugated, R-panel, 5V crimp): the most common and affordable. Screws are visible on top, so they need periodic replacement.
- Standing seam: panels lock together at raised seams with hidden fasteners. It costs more, but there are no exposed screws to fail; check the seams and flashing.
- Metal shingles and stone-coated steel: metal shaped to look like shingles, tile or shake.
Common materials include galvanized or Galvalume steel, aluminum and copper.
The most common leak
Plumbing boots need replacing
Every plumbing vent pipe that comes through the roof is sealed with a "boot," a flashing with a rubber collar that hugs the pipe. The sun breaks that rubber down, and it often cracks and leaks years before the shingles wear out, typically somewhere around 8 to 12 years.
A cracked boot lets water run down the pipe into the attic and ceiling. It's one of the most common roof leaks we see, and one of the cheapest to fix.
What to do
- Ask your inspector to look closely at every boot (drone photos help).
- Replace cracked or brittle boots right away; a roofer can usually do it in one visit.
- Replace all boots whenever the roof is replaced.
- Ask about longer-lasting boots made from lead or silicone.
When you're buying
What to look for during inspection
Your general home inspector checks the roof as part of the inspection, and we take drone photos where airspace allows. If anything looks questionable, have a roofer look before your due diligence ends. Our home inspections guide →
Need a roofer?
Roofers we trust
BB Gutter & Roofing
Roof replacements, repairs and gutters.
Disclosure: the owner of BB Gutter & Roofing is married to Hannah Moore, one of our Georgia Move Realty buyer's agents. You're always free to choose any roofer you like.
Good to know: lifespans are typical ranges; actual life depends on installation, ventilation, shade, storms and maintenance. Have a licensed roofer evaluate your specific roof.