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How to Project a Modified Bitumen Roof Life Expectancy

Modified Bitumen Roof Life Expectancy

The best way to project a modified bitumen roof’s lifespan is to evaluate the climate and installation quality. In addition, where you live makes a significant difference in how long this roof system lasts. 

Additionally, the installation quality, including the materials used, dramatically influences life expectancy.

What is the Modified Bitumen Roof Life Expectancy?

Modified bitumen roofs have a life expectancy of 10-25 years. But, of course, consistent maintenance, timely repairs, and severe weather avoidance can significantly extend the roof’s projected lifespan. Unfortunately, however, some climates are proven to deteriorate the roof system faster than others.

Modified Bitumen Roof Lifespan Infographic

Factors That Influence Modified Bitumen Roof Lifespan

Several factors influence how long a modified bitumen roof lasts. For example, here in Jacksonville, FL, life expectancy is on the lower end of the spectrum because of the climate and consistent exposure to sunlight. Below, Best Roof Company outlines the primary factors impacting modified bitumen lifespan.


It is impossible to project your modified bitumen roof’s lifespan without knowing where you reside. Your climate and environment have the most significant influence on your roof’s eventual lifespan.

Warm to hot climates cause oil leaching from the roof’s membrane. As a result, consistent sunlight exposure splits through your modified bitumen roof system. Sometimes, roofers call this event alligatoring. 

Failure to repair splits encourages roof leaks that compromise your entire roofing system. If you neglect this problem long enough, a complete roof replacement becomes your only option.

Other climate factors that can reduce your roof’s lifespan include acidic rain, humidity, and salty sea air, which you will get near bodies of water. 


Consistent maintenance can prolong your roof’s lifespan. However, one caveat is that modified bitumen roofs are known for their inherent resilience against wind, hail, and other precipitation. Sometimes, owners ignore maintenance because of this very reputation.

Incidents of debris contact, like a tree falling on your roof, will require a professional inspection from a legitimate roofing contractor. Debris can cause punctures in your roof system, which the contractor must patch ASAP. 

One problem maintenance cannot fix is poor installation. In addition, treating deep-rooted structural issue symptoms will only marginally extend your roof’s lifespan. 


The initial roof installation is critical to its longevity. Unfortunately, lousy installation techniques like the misapplication of fasteners set your roofing system up for a gradual demise. You may even notice water seeping into your property’s interior.

Keep in mind that installation quality is highly dependent on material quality. Even roofers using impeccable techniques will fail with subpar materials. Likewise, poor-quality fasteners and sealants will inevitably deteriorate.

With that said, even the highest quality materials are dependent on the contractor’s competence. For example, a contractor who drops tools or fails to prime the workspace is likely going to reduce the longevity of your roof.

Asking for a warranty is usually an intelligent choice before installation. 

Most good roofing companies will be happy to provide a warranty for your roofing system. However, a roofer unwilling to provide warranties should give you a reason to pause.


The membrane’s thickness will also impact its lifespan. For example, thicker roof membranes withstand the elements better than thinner ones. 

The average modified bitumen roof sheet ranges from .12 to .18 inches. As a result, they weigh approximately 1.1 pounds per square foot.

Stacking plies fosters a more robust roofing system that can withstand foot traffic and weather elements. Make sure you discuss the thickness of the roof membrane with your contractor before installation. 

Modified Bitumen Roofing Benefits

Extending your modified bitumen roof’s lifespan allows you to maximize its benefits. After all, what’s the point of a long-lasting roof that doesn’t perform or protect your property from the elements?

Check out some of the primary benefits below:


A modified bitumen roofing installation is one of the most straightforward and user-friendly, decreasing the chances of a botched installation. A clean install generally leads to favorable longevity outcomes, which is great when projecting your roof’s lifespan.

Energy Efficiency

A modified bitumen roof can reduce your energy costs by resisting UV rays. As a result, your property enjoys healthy temperature margins and fosters overall wellness for your roofing system.

Tear Resistance

Modified bitumen membranes are resistant to storm-driven punctures and tears based on their enormous tensile strength. As a result, these roofs are generally durable with proper maintenance.

Water Resistance

Modified bitumen roofs also provide exceptional waterproof protection, which prevents pooling water, leaks, and other water damage. This is a valuable feature as it guards against a medley of potential roofing problems found with other materials.

Final Analysis for Jacksonville Homeowners

Modified bitumen roofs provide many great benefits for Jacksonville homeowners. While the life expectancy may be lower than other roof materials, a proper installation can maximize the roof’s longevity.

With this in mind, it is vital to hire a professional roofing company that handles modified bitumen roof installation in Jacksonville, FL. At Best Roof Jax, our team is dedicated to the best installation practices with the highest standards.