When we’re talking of slate roofs, we have to mention how premium of a roof it is! Moreover, the main material on these roofs is metamorphic rock. They come from sedimentary rocks of clay and ash.
The slate’s mineral composition determines its weathering properties and color too.
Chlorine produces green tones while hematite produces purple. Elsewhere, Carbon produces gray and black tones.
Every homeowner is always after long-lasting roofs. And I believe slate roofs have all it takes to be that roof. But that depends on its maintenance and installation too.
But how long does a slate roof last? And, is the replacement cost viable?
Most natural slate tiles last between 150 and 200 years. And therefore, a new slate roof is a high-cost investment. The following hard slate roofs last for more than 150 years
- purple slate
- grayish-black Buckingham slate
Also, a soft slate roof lasts for 75 to 90 years.
What is a Slate Roof?
A natural slate roof is a top-notch roof system. The roofs are from slate roofing materials and natural slate tiles.
A slate roof must be on that list when talking about beautiful roofs. Apart from their stunning aesthetics, the clay roof tiles are long-lasting. That is, in the roofing market. Since they’re good-looking, shingle manufacturers create asphalt shingles to imitate them.
Most times, people mine the slate in Italy. After that, they cut the slate roofing material into square tiles.
Slate roof installation is done one at a time. And that’s unlike other 3-foot roofing materials with metal panels or wide strips.
That makes replacing the old slate roof with a new roof slow.
The Lifespan of Slate Roofs
As long as your local technician properly installed and flashed the roof, it’ll last. Moreover, it may be the only roof you’ll install.
That shows how it’s durable/long-lasting. Again, your grandkids will have the luxury of enjoying the roof too.
It’s tough to put across an accurate slate roof life expectancy. But, nothing would stop such a roof from lasting 75 to 100 years. Remember, unlike other roofing materials, slate material occurs naturally.
For that reason, no manufacturer warranty covers those materials.
You’ll have to depend on a quality warranty from a roofing contractor.
However, some warranty policies aren’t transferable to other homeowners. And for the transferable ones, it happens once.
Also, roof warranty policies depend on state or local laws. No matter what, analyze the roof warranty terms before buying a house. The research determines if the warranty policy is transferable.
Also, in advance, you should know if
- The roofing technician installed the roof shingles the right way
- If severe weather can damage the slate tiles
- There’s a cover for the slate roof cost
Factors Affecting Lifespan of Slate Roofs
Hiring an Experienced Roofing Contractor
Hiring a respected roofing contractor is vital to your slate roofing investment. Keep in mind if the installation and flashing are proper, the roof will last.
Hiring such a reputable contractor is that roof installation isn’t easy. It takes a skilled roofer trained to install and handle slate tiles to pull that off.
Each slate tile needs careful handling. And that’s because such tiles are fragile.
They break easily. If the installer doesn’t know how to do this, the clay tiles are bound to break.
If that happens, you’ll have problems. That is, the roof’s life expectancy shoots down.
Your roof contractor has a considerable role in your roof installation process. If he does a proper installation, your roof lives for long. But if he does the vice-versa, your roof’s life dims.
The Degree of Harsh Weather that you will Expose the Slate Roof to
All roofs are sensitive to wear and tear due to harsh weather conditions during their lives. I mean, that’s their ritual! But, if your house has a slate roof, you have one of the long-lasting roofs. And that’s in the roofing market.
That means regular weather levels will less impact your roof’s Lifespan. But if your area/region experiences the following, it’ll affect its Lifespan.
- Large hail
- Tornados
- Trees falling
By luck, if harsh weather hits your slate roof, your homeowners’ insurance will help out. And that’s because you or anyone else can’t control such harsh weather.
Foot Traffic that Directly Affects your Clay Roof
Remember, a slate roof tile is fragile. Thus, you’ll need to handle such a roof correctly. That’s true during the slate roof installation and also after installation.
No one, absolutely no one, should walk on the slate roof unless the person can maneuver through them. The maneuvering entails moving around the slate roof without breaking any tile.
When someone breaks the slate roof tiles while walking, leaks will come up. I know that if that happens, you’ll incur hefty replacement costs.
Taking Care of Slate Roofing Tiles
Get an Annual Inspection
The most important thing you can do is keep your slate roof in good condition. And that’s to have it inspected annually by a local slate roofing contractor.
Slate roofs, despite their sensitivity, can last a very long time. The roof can go for 100 years or more if properly maintained.
The first step is to have your roof thoroughly inspected each spring. It’s critical for two reasons: it will inform you of any winter damage and keep you ahead of any major repairs.
Stay Ahead of Slate Repairs
Your regular inspection will notify you of any damage throughout the year. And that’s especially during the hard winter weather. The most common damage to a slate roof is to the slates themselves.
Mind the Flashings
In addition to missing, broken, and chipped slates, your roof’s vulnerable to flashings. They’re metal pieces you can find around chimneys on the roof ridge.
Also, you can find these metal pieces in the valleys and hips of your slate roof.
Take Care of your Chimney
Chimneys are tricky because there’re several causes of chimney leaks. Thus, to avoid chimney leaks, a roofing technician will
- Inspect the roof flashing to ensure its state is good
- Check the joints and bricks for any misplaced mortar
- Verify if the chimney lining is proper when venting a furnace
Don’t Forget the Gutters
The last aspect of slate roof repair is keeping the downspouts and gutters working. And that’s in order.
Both hanging gutters and box gutters have different maintenance needs. Manufacturers build box gutters into your roof’s rafter system. From the ground, box gutters resemble decorative wood molding surrounding your home.
Signs your Slate Roof needs to be Replaced
- On the rafters and the attic, look for water damage. Soft, brittle, or otherwise faulty slate tiles can cause rot. And also absorb moisture. If it’s evident, there’s water damage within the attic. The slate is too old, and thus, you can’t salvage it.
- Inspect living areas and the attic to see if there’s an active leak. You can do so by inspecting all the rooms, and that is, on the 1st or 2nd floors.
- Inspect the slate roof covering internal areas where you’ve noticed leakage signs. Use a ladder if you don’t own binoculars. With such tools, you’ll see your slate roof.
- Stand across your area street, and using binoculars, inspect your roof. Find the missing, slipping, cracked, or pockmarked tiles. Check if they’re in a single area or spread across the roof.
- Check the firmness of the fallen slates by tapping them using your knuckles. A resonant sound signals good condition. But a dull sound signals faultiness. Metal fasteners are faulty if the fallen slate tiles work well. Also, the fasteners stick the tiles to the roof instead of the slate. You can repair your slate roof if the metal fasteners have rust. But that’s if the tiles are still sound.
- Estimate the percentage of tiles falling in each part of your slate roof. In parts that 20%+ tiles aren’t in good condition, replace the parts.
Repair or Replace Slate Roof Tiles
In repairing or replacing a roof, regular maintenance plays a critical role. Manufacturers design slate roofs to work well for 100+ years.
They can reach that point when you inspect and maintain the roof more often.
To reach or surpass such a milestone, you should replace missing, broken, or cracked slate. So do the following whenever there’s a slate removal. But do them before the removal process happens.
- Check the decking for rot.
- Inspect the roof flashing for damage
- Make the right repairs.
Prompt maintenance and regular checks can prolong your roof’s life expectancy. But it’ll need repairs in some instances. Moreover, even the best roofs need replacement from time to time. It’s easy to notice and repair missing or broken slate tiles. A roofing technician will do thorough examinations since they’re experienced.
If 30%+ of your roof slates need repair, then it’s time to replace your slate roof. In such instances, it’s often prudent to replace your roof.
The following signifies when it’s time to replace your roof.
- Significant flaking of roof slates
- Powdering on the bottom of slates. Since techs install most slate roofs on spaced battens, the powdering becomes visible. That is, in the attic.
Regular maintenance and inspection are best to keep your slate roof performing. And that’s throughout the roof’s life. An experienced slater should do the inspection and maintenance.
Regular slate roof maintenance includes cleaning the gutters once during early spring. And not less than twice in the fall. Also, such maintenance involves the replacement of damaged slates early. A professional slater should inspect the slates every five to seven years.
How Much does a Slate Roof Replacement Cost?
To this pinpoint, you’re now aware of the things that impact your slate roof’s life expectancy. Also, remember that homeowners consider slates as lifetime roofs.
As a homeowner, the slate roof will secure your investment. But that’s only when you contract an experienced slater to install the roof. But what’s the slate roof’s replacement price?
Unfortunately, partners within the roofing industry don’t disclose such costs. But unlike the roofing industry, I’ll tell the replacement estimates.
Average cost – $11,000 to $24,000
A slate roof’s average replacement cost is $11,550 – $24,000. But slate replacement costs depend on
- The slope
- Pitch
- Home’s roof size
Expect to fork out $10 to $17 per square foot. Otherwise, you’ll pay $950 to $1.650 per square on a standard-sized single-story home. For slate roofs, the labor costs are extra expensive.
That’s because the roofs are extra heavy. Thus, you’ll need slate roofing experts to oversee its installation.
Conclusion
A new slate roof is a high-cost investment for any homeowner. But with such a roof, you should expect 150 to 200 years of service. And in some cases, you won’t need replacements, provided you do maintenance.
For a slate roof to last, hire an experienced slater to install and maintain. That is, frequently.