| Roof | Typical life with care | Key maintenance |
|---|---|---|
| Spray foam | Decades for the foam | Recoat roughly every 5–10 years |
| Tar and gravel | About 15–30 years | Gravel cover, edges, drains |
| Modified bitumen | About 15–25 years | Seams, edges, cap sheet |
| TPO | About 20+ years | Seams and details |
What shortens a flat roof's life here
- UV at over 5,000 feet
- Ponding water
- Clogged canales
- Foot traffic around coolers
- Skipped recoats on foam
Stretch it
Clean canales yearly, fix small leaks fast, recoat foam on time and get a check before monsoon season.
Common questions
My foam roof is 30 years old. Is it done?
Not necessarily. If it's been recoated and is dry, it may have years left.
Does color matter?
White and reflective surfaces run cooler and generally age more slowly in the sun.