The cost of replacing a flat roof is much lower than an angled one. Learn about the factors that can affect flat roof replacement costs and ways to save on a quality replacement.
How Long Does a Flat Roof Last?
The lifespan isn’t through the roof
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Your flat roof lifespan ranges from 10 to 30 years, with built-up roofs and PVC roofs lasting longest at 20 to 30 years.
Expect to pay $3,300 to $11,500 for flat roof replacement, with average costs around $7,400 depending on your roof size and material choice.
You can extend your roof's life by scheduling annual inspections, cleaning drains twice yearly, and resealing every two to five years to prevent UV damage.
Hiring a local flat roofing professional provides reliable help with inspections and drain cleaning, keeping you safe while protecting your roof from premature damage.
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With minimal slope, flat roofs see more exposure to standing water and don’t last as long as sloped roofs with asphalt shingles or tiles. But just how long does a flat roof last? In this guide, we’ll explain the lifespan you can expect from your flat roof, what factors influence the lifespan, and some tips for extending the value you get from your flat roof.
How Long Does a Flat Roof Last?
Flat roofs last for between 10 and 30 years, largely depending on the type of flat roof you have. Built-up roofs (BUR)—also known as tar and gravel roofs—last for between 20 and 30 years, while TPO roofs can last for just 10 years with excessive foot traffic and exposure to blown debris.
Factors That Affect Lifespan
There are a few key factors that affect your flat roof lifespan, and you should consider all of these before deciding which flat roof material is right for you.
Type of Flat Roof
There are a few types of flat roofs, each offering different pros and cons and varying lifespans. Built-up roofs and PVC roofs last the longest, with average lifespans of between 20 and 30 years. TPO roofs can last just as long but can last for just 10 years in some cases. Modified bitumen and EPDM roofs fall somewhere in the middle.
| Type of Flat Roof | Lifespan (Years) |
|---|---|
| Built-up roof | 20 to 30 |
| EPDM | 15 to 25 |
| Modified bitumen | 15 to 20 |
| PVC | 20 to 30 |
| TPO | 10 to 30 |
Climate
Climate plays an important role in your flat roof lifespan. Materials like EPDM and TPO will see shorter lifespans in areas with extreme winds, as blown debris and fallen tree branches can more easily puncture these roof membranes and lead to premature leaking. Exposure to excessive UV radiation in sunny areas can also limit flat roof lifespan, especially if you don’t keep up with UV protective coatings. An exception to this would be TPO roofing, which is normally white and reflects more sunlight than other options.
Foot Traffic
Foot traffic can damage any roofing material, but single-ply roof membranes like TPO and EPDM are more likely to get damaged from foot traffic if you’re not careful. Excessive foot traffic on these roofing options could reduce the lifespan to just seven to 10 years.
Maintenance
Some flat roof materials need more maintenance than sloped roofs to ensure they remain waterproof. Maintaining your roof and being proactive about protecting it from extreme weather and sunlight can extend its life and help you get 20 or more years from it before you need roof replacement.
Maintenance Tips for Flat Roofs
Photo: Imagesines / iStock / Getty Images Plus / Getty Images
Speaking of flat roof maintenance, you can do a few key things to help your roof stand up to the elements for a longer period, ultimately saving you money on replacements and repairs.
Annual roof inspections: Hiring a roofer to complete annual roof inspections is the best way to identify issues early on and get repairs underway before your roof and the materials underneath are damaged beyond repair. They’ll check the different parts of your flat roof for necessary repairs to extend the lifespan.
Cleaning out roof drains: Flat roofs need good drainage to minimize exposure to standing water. Clean out your drains at least once per year, and increase the frequency to twice annually if you have a lot of trees in your area.
Resealing your roof: Many flat roof materials require resealing every two to five years to protect them from UV damage and maintain the waterproof membrane.
Limiting foot traffic: Foot traffic can damage all flat roofing materials, so avoid going on your roof and hire a flat roof company near you for things that require roof access, like inspections and drain cleaning.
Frequently Asked Questions
Roofing services reviews from real Angi homeowners in Columbus, OH
4.3★ avg. • 120 total reviews
- Chance R.
D1 Roofing delivers outstanding service from beginning to end, backed by a strong warranty and expert teams. I highly recommend them for their excellence in meeting and surpassing expectations with unmatched communication. Choosing D1 Roofing was flawless decision
Division 1 Roofing LLC - Jeremy P.
This place took $25,000 for a flat roof job with a five-year warranty and never returned to fix the leaks that were caused by their work. These people are not professionals and should not be doing this type of work. They incorrectly changed the pitch of the roof, and caused more damage than...
- David B.
The technician was very professional and friendly. He answered all my questions and was very thorough. He left the fireplace area very clean . He inspected from the roof and advised me as to other work that might need to be done. There was no pressure there. I was very satisfied with the...
Supreme brick & chimney - Kevin S.
I am really impressed with their timeliness and turnaround. Mitchell came out, and we decided to move forward with their pricing. Our roof was on within a week, and we could not be happier with their team! Amazing company, great prices and honest, dependable craftsmanship. I highly recommend...
Window Depot USA of Central Ohio - Rob B.
Manuel Calvillo is the best option in the area for roofing and you won't be disappointed.
- Julie K.
They damaged multiple items on my property, including a marble slab used as a table top, tried to hide it, and refused to pay or replace. Arrived day one without a ladder to access roof & delayed a day. Left a mess in back yard; didn't wear face masks; no show by owner to property to see damages
Grants Tree Service - Marcia L.
I've hired Gary/Cherokee Roofing for two different homes, work quality, responsiveness, and completion have been great both times. And the prices quoted were very competitive. I would definitely hire again.
- Paul F.
Lyle did a great job removing asbestos shingles from our front porch roof. They worked together with our roofer to make sure that the new roof was able to be installed on the same day that Lyle removed the asbestos shingles.
Lyle Environmental - Paul F.
Bradley Builders did a good job replacing the roof on our front porch. They color-matched the existing shingles on the rest of the house and installed a metal ridge roll since we live in a historical neighborhood. They did the job while we were out of town. When we got back, everything was...
Bradley Builders, Inc. - Madison B.
I would absolutely recommend this business. They offer a variety of services, including: painting, roofing, and refinishing wood flooring. I hired them to refinish the original hardwood flooring in my home built in 1874. The job was quite challenging, as the floors were extremely aged and...
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