Maintenance and Repairs

January 26, 2026 Published by Golden Horseshoe Chapter - By Kelly MacDonald

Built to Last? What Really Determines the Life of Your Roof

From the Volume 26, Winter 2026 issue of the CCI GHC Condo News Magazine

A roof is one of the most important parts of any building structure. It covers and protects the entire building, its inhabitants, and its contents, and therefore must be able to withstand all elements. Generally speaking, you can typically expect a roof to last between 15 to 30 years depending on various factors including the roof design and materials, climate, quality of installation, and regularity of maintenance.

The continental climate we live in is arguably the harshest for any roof system. Winter can cause particular strain with its freeze-thaw cycles and abundance of snow and ice. During this period where we see extreme temperature fluctuations in a short period of time, roofing materials expand and contract which can lead to weaknesses like splits and cracks. Even the summer months can cause stress to a roof, as prolonged UV exposure can also cause materials to breakdown, leading to similar deterioration and cracking. The good news is that the roof systems we see most commonly in Southern Ontario are made up of durable, flexible materials – like asphalt, rubber, plastic – and built to combat Mother Nature’s whims. Standard weather effects, even when harsh, won’t normally start to impact a roof until well into its life, so early leaks from natural wear-and-tear aren’t common. What often does lead to premature leaks and a shortened lifespan is poor installation and neglect.

Quality of Installation

The design and installation quality of your new roof can make or break its anticipated lifespan and the presence of interior leaks throughout. A new shingled roof may come with a 25-year or lifetime warranty, but that doesn’t mean a thing if the shingles were installed poorly. With both newly constructed and recently replaced roofs, we have seen countless instances of deficiencies leading to widespread water infiltration a few short years, or even months, after installation.

A notable example was a townhome complex we encountered with 12 blocks of 3-storey flat, modified bitumen roofs. Installation defects aren’t always immediately noticeable to the untrained eye, but in the case of this corporation, the deficiencies were clear. Throughout the roof surfaces, the membrane was wrinkling, blistering, and had visibly open seams on flat surfaces, at upturns, and around roof penetrations, allowing water entry. Water infiltration began early in the roof’s life, between 1 to 2 years after installation, and remained constant afterwards. When heavy rainfall hit, a leak at this corporation was pretty much guaranteed. Leak occurrences were especially prevalent in the winter months, where snow and ice accumulated on roof surfaces and had several opportunities to find entry points. Ultimately, the corporation ended up completing a full replacement project 14 years after the initial installation, and following years of regular, costly leaks for nearly that entire time.

A modified bitumen membrane system is a popular choice for flat roofs – and rightfully so. When installed correctly and properly maintained, they can last well over 20 years. Unfortunately, it’s one of the roofs we see installation errors with most frequently, like in the case above. With this particular roof system, installation defects can be attributed to several causes, including improper installation techniques, inadequate surface preparation, use of incompatible materials, insufficient material storage and handling, and more. Care and attention must be given throughout the installation process to avoid errors that can result in deficiencies, and potentially dramatically reduce the lifespan of the roof.

Maintain Your Roof to Maximize Its Life

Your roof may be out of sight (especially in a high rise) but don’t let it be out of mind. Completing routine, professional inspections, at least on an annual basis, and carrying out any proactive repairs will ensure your roof meets its expected service life, if not exceeds it. Due to the harshness of winter, inspections on either side of the season are ideal to maximize your roof and prevent leaks. Fall inspections help to identify any potential weak points that may cause issues or worsen over the winter, while spring inspections allow you to assess any deterioration or damages that occurred throughout the season. Whenever you have your roof inspected, there are a few key areas that should be included.

Drains and Scuppers

Clear drainage is crucial to the functionality of the roof system, especially during seasons where higher volumes of precipitation are common. Blockages at the drains from debris, gravel ballast, and vegetation or foliage limit the free flow of water off the roof system and can lead to flooding in severe cases. Existing damages in the roof membrane or other roof elements may be more susceptible to water infiltration in cases where the drains are blocked, and excess water is present on the roof.

Roof Penetrations

Roof penetrations such as vents, plumbing stacks and electrical conduits, can be some of the leading sources of water infiltration due to issues at the roof flashing or surrounding membrane. Inspecting the flashing at roof penetrations for defects like cracks or perforations can be helpful for early leak detection. Where the roof membrane is visible, checking the condition of the membrane at the base of the penetration is important for ensuring there is no deterioration occurring that could lead to leaks.

Damage and Deterioration

Localized roof damages are common after severe storms or particularly volatile winters. On a sloped roof, all surfaces should be inspected to confirm if any shingles are missing, damaged, or loose, and require repair. Flat roof membranes should also be inspected where possible to determine if there are any issues like deterioration, splits, cracks, or openings of any kind. Protected roof systems, like green roofs or inverted roofs, present a challenge as the waterproofing membrane is covered by multiple layers and is not visible when inspecting the roof surfaces.

Deteriorated Sealant

Sealants like caulking are an important first-line of defence against water entry in critical areas like at roof flashing seams, joints and transitions. Once caulking becomes deteriorated to the point that its split open, it’s no longer able to serve its purpose and leaves areas vulnerable to leaks. During routine inspections, identifying and addressing caulking renewal requirements can help minimize leaks and ultimately expand the life of your roof. Catching early signs of deterioration, like when sealants start to become hardened and brittle, is ideal.

Missing or Displaced Roof Elements

Especially in cases of strong winds, roof elements like vent caps, drain screens and metal flashing can become loose or detached, and may even be missing during an inspection. Loose or detached metal is especially concerning as it becomes a safety issue if it presents a hazard to pedestrians below and can lead to leaks if the area beneath the metal isn’t adequately waterproofed.

Get the Most Out of Your Roof

While weather and time are unavoidable, premature roof failure is not. The difference between a roof that reaches its full service life and one that leaks early often comes down to two controllable factors: quality workmanship and proactive maintenance. Investing in proper installation, carrying out routine inspections, and addressing minor issues before they escalate can significantly extend the life of your roof and help avoid costly, disruptive repairs.

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Kelly MacDonald is lead for Client Engagement & Events at Detail Roofing. She develops and delivers educational webinars and in-person seminars—many of which qualify for Continuing Professional Education credits for CMRAO-licensed managers.