Variables That May Determine the Average Lifespan of a Commercial Roof

As a business owner, you’re well aware of the importance of maintaining your commercial property. 

Not only do you want a welcoming environment for your customers — you also need to keep your valuable assets protected. 

Whether it’s dealing with a leaky roof or stressing over an impending roof replacement, worrying about the lifetime of your commercial roof can be overwhelming. 

Understanding the variables that impact a roof’s lifespan can help you make informed decisions and address potential issues before they become urgent or expensive. 

In this article, we’ll unpack how long a commercial roof lasts on average. We will also explore six key variables that can significantly influence the lifespan of your commercial roofing system and telltale signs that indicate your roof may be nearing the end of its lifespan. 

Table of Contents

• How Long Does a Commercial Roof Last?
• 6 Factors That Will Impact the Longevity of Commercial Roofing Systems
• Signs That a Commercial Roof Is Nearing the End of Its Lifespan
• Find the Longest-Lasting Roofing System for Your Commercial Building With Oscar Roofing

How Long Does a Commercial Roof Last?

A commercial roof typically lasts between 10 and 30 years, with some types of roofing systems extending beyond 50 years. 

The actual lifespan of a commercial roof, however, depends on a variety of factors, which we will explore in the following section. 

 

 

6 Factors That Will Impact the Longevity of Commercial Roofing Systems

#1: Type of Roofing System

It probably comes as no surprise that the type of commercial roofing material you choose makes a significant difference in how long your roof lasts. Let’s delve into some common roofing systems, the materials used in each system, and their pros and cons.

Flat Commercial Roofing Systems

• Built-up roofing (BUR): This option is constructed with multiple layers of bitumen and alternated with other sturdy materials. It stands out as a time-tested choice that is known for its durability and excellent waterproofing abilities. 

While this material can withstand a significant amount of weight, it is extremely heavy. BUR roofs also are susceptible to heat and UV damage over time. 

• Thermoplastic polyolefin (TPO): This single membrane roofing system offers great energy efficiency and durability. It is lightweight and resistant to punctures and bacteria growth, making maintenance much easier.

• Ethylene propylene diene monomer (EPDM): This rubber roofing membrane is cost-effective and weather-resistant due to the flexible nature of the material. Known for its UV resistance, the black color absorbs solar energy. This does come at a cost in the warmer months as it absorbs heat. 

• Polyvinyl chloride (PVC): This roofing material boasts durability from weather and fire and offers a long lifespan. PVC’s white color makes it more resistant to heat. Despite its energy efficiency, PVC comes with a higher price tag.

What Is the Longest Lasting Commercial Flat Roof?

The lifespans of commercial flat roofs typically fall within 15 to 20 years. However, the actual longevity is subject to various factors such as:

• Roofing materials
• Ongoing maintenance
• Environmental influences

Sloped Commercial Roofing Systems

• Asphalt shingles: This roofing system stands out as one of the most common and affordable roofing options for a good reason. 

Pros:

• Cost-effective and low-maintenance
• Wide variety of types and colors
• Up to triple-layer protection 
• Algae-resistant options (Berkshire line)
• Most come with a limited lifetime warranty
• May last up to 30 years with proper installation 

Cons:

• Limited wind resistance (may not withstand winds over 130 mph) 
• Susceptible to temperature fluctuations leading to cracking 
• Color fading over time due to UV exposure
• Some shingles are petroleum-based

At Oscar Roofing, we provide a wide range of asphalt roofing options. Using the highest quality product of Owens Corning, we proudly offer the following asphalt shingles: 

• Oakridge: As the standard shingle in the Owens Corning line, these shingles boast:
  • 110 mph wind rating
  • Limited lifetime, transferable warranty
  • StreakGuard algae resistance
  • 4-6 nail application
  • 14 colors options
• TruDefinition Duration: This higher-end shingle has:
  • SureNail Technology
  • Up to 2.5X better nail-pull resistance
  • Triple layer protection
  • 110/130 mph wind rating
  • Limited lifetime, transferable warranty
  • Streak-guard algae resistance
  • 4-6 nail application
  • A variety of color options
• Berkshire: This classic, slate shingle includes: 
  • StreakGuard algae resistance
  • Limited lifetime warranty
  • 110/130 mph wind resistance
  • 5 different color choices

• Metal roofs: This sleek option offers exceptional durability and longevity. 

Pros:

• Lasts from to 40–80 years
• High resistance to fire, wind, and other impact
• Lightweight while high in weight-bearing potential
• Reflects heat to reduce cooling costs
• Often made from recycled materials 

Cons:

• More expensive 
• Susceptible to denting from weather elements (i.e. hail)
• Noisy

• Slate roofs: This unique roofing option offers great longevity.

Pros:

• May last over 100 years 
• Highly resistant to fire and animal damage
• Environmentally friendly
• Low maintenance

Cons:

• Significant financial investment 
• Heavy material
• Limited color and style options

 

 

#2: Regular Maintenance and Repairs

While specific measures may differ by the type of roof, regular maintenance is critical in ensuring the longevity of a commercial roof. 

Routine inspections about once or twice a year allow for the early detection of potential issues before they escalate into more costly problems. 

During these inspections, various roof components should be carefully examined for signs of damage or wear that can occur over time. 

Key areas to inspect include:

• Roof surface
• Flashing
• Draining systems
• HVAC units for leaks
• Roofing membrane

Proactive maintenance measures should also be conducted regularly. Refer to our commercial roof maintenance checklist for more detailed guidance. 

#3: Quality of Materials

Just as all cars are not built with the same level of quality, not all roofing materials offer equal durability. When considering how long a commercial roof lasts, the quality of materials becomes a critical consideration. 

When selecting a roofing company, you’ll want to ensure they use high-quality materials. 

At Oscar Roofing, we understand the importance of this investment — which is why we always select the best materials available and stand by the products we use with our manufacturer and labor warranties. 

 

 

#4: Climate and Extreme Weather

Extreme weather conditions significantly impact your roof over time, including:

• Extreme temperatures
• Severe fluctuations in temperatures
• Heavy rainfall
• High winds
• Hail, sleet, or snow

When selecting the material for your commercial roof, consider climate conditions to ensure the longevity and resistance of your roof. 

Regular inspections and maintenance can also extend the longevity of your roof by promptly identifying weather-related issues. 

#5: Adequate Insulation and Ventilation

Moisture buildup can lead to roof damage and mold growth. In cold climates, ice dams can form when there isn’t adequate airflow under the roof. Therefore, your roof must have proper insulation and ventilation systems in place.

Unlike residential properties, the function of commercial buildings varies significantly due to the nature of the business. Consider the function of the building when you select:

• Insulation
• Vapor barriers
• Ventilation systems
• Drainage systems

#6: Skilled Installation

Using experienced professionals for installation will give your commercial roof the best chance at a long life. Even with the highest quality materials, if your roof isn’t installed properly its durability and lifespan can be impacted.

At Oscar Roofing, our skilled professionals have the expertise it takes to ensure your commercial roof is installed with precision and care. With a commitment to craftsmanship, we guarantee superior results to help your roof withstand the test of time. 

 

 

Signs That a Commercial Roof Is Nearing the End of Its Lifespan

When a commercial roof approaches the end of its lifespan, you may start to notice several signs that the end is near. 

In addition to monitoring the age of your roof, there are some other signs you should keep an eye out for, including: 

• Leaks as evidenced by water stains or dampness on interior ceilings and walls
• Visible cracks, blisters, or bubbles on the roof surface
• Holes in the membrane
• Damage from weather events
• Sagging or uneven areas on the roof surface
• Unexplained rising energy bills 

At Oscar Roofing, we understand the importance of addressing these issues promptly. We can come out to inspect your roof and provide repair services. Learn more about our commercial roof repair process here. 

What Are the Benefits of Commercial Roof Replacement?

While replacing a roof is a considerable investment, it is important to understand the benefits of commercial roof replacement, including:

• Improved structural integrity
• Increased safety of customers, staff, and equipment
• Enhanced aesthetic appeal
• Increased property value
• Improved energy efficiency
• Better protection from weather events
• Reduced maintenance costs 

How Long Does It Take To Replace a Commercial Roof?

The duration of a commercial roof replacement can vary from one to two days or up to several weeks. 

The size and complexity of the roof can impact how long it takes to complete the project. If the roof replacement includes extensive repairs or major structural modifications, you can expect a longer project. Additional complexities such as weather conditions and supply chain issues can also cause delays. 

 

 

Find the Longest-Lasting Roofing System for Your Commercial Building With Oscar Roofing

Replacing your commercial roof is a huge investment, and you want to ensure you’re selecting the best roof for your building. 

At Oscar Roofing, we understand the magnitude of this decision. 

We recognize the importance of selecting the right roofing system and will help guide you in making your selections. With over 20 years of experience in the roofing industry, we specialize in top-notch commercial roofing solutions tailored to your specific needs. 

We’re Owens Corning Preferred Contractors — which means we prioritize using the highest quality roofing materials on the market and have them installed by our skilled professionals. 

As the leading roofing contractor in Indianapolis, we take great pride in our:

• Family-owned and operated business
• Experienced and knowledgeable team
• Exceptional customer satisfaction record
• Fully licensed, bonded, and insured team

Contact us today for your free estimate and discover why Oscar Roofing can deliver the most value for your commercial roofing needs.