The PNW Climate Reality
Most roofing advice online comes from contractors in Texas or Florida. That advice doesn't translate here. In Clark County:
- Moisture is constant. We average 160+ days with measurable precipitation. Your roof rarely fully dries out from October through May.
- Moss is inevitable. North-facing slopes and shaded areas will grow moss. It's not if, it's when.
- Temperature swings crack shingles. We hit freezing 20-30 nights per year, then warm up. That expansion/contraction wears materials faster than steady climates.
- Wind drives rain sideways. Columbia Gorge winds push water under shingles in ways that don't happen with straight-down rain.
This is why manufacturer lifespan estimates (based on average US conditions) often overstate what you'll actually get here by 3-5 years.
How Long Roofs Actually Last Here
3-Tab Asphalt
15-18 years realistic. Manufacturer says 20-25.
Architectural Shingles
22-28 years realistic. Manufacturer says 30+.
Metal
40-50+ years. Actually lives up to claims here.
Cedar Shake
25-35 years with maintenance. Needs treatment every 3-5 years.
Deep dive: How Long Does a Roof Last? Complete Breakdown by Material
When to Replace vs. Repair
Not every problem means a new roof. Here's the decision framework:
Usually Repairable
- • A few missing shingles after a storm
- • Single leak point
- • Flashing issues around one vent
- • Roof under 15 years old
Likely Needs Replacement
- • Multiple leaks in different areas
- • Widespread granule loss
- • Sagging or soft spots
- • Roof over 20 years old with issues
Full breakdown: When to Replace Your Roof: 8 Critical Warning Signs
Emergency situation? How to Fix Roof Leaks From the Inside (Temporary)
Heavy rain causing leaks? Why Roofs Leak in Heavy Rain
What Things Actually Cost
Vancouver/Clark County pricing for 2025-2026:
Detailed cost breakdown: Roof Replacement Cost Guide
Inspection pricing: What Does a Roof Inspection Cost?
Insurance questions? Will Insurance Cover My Roof Replacement?
Maintenance That Actually Extends Roof Life
In the PNW, neglecting maintenance costs you 3-5 years of roof life. Here's what matters:
- Clean gutters twice yearly (spring and fall). Clogged gutters back water under shingles.
- Treat moss when you first see it. Zinc strips help prevent it. Once established, it lifts shingles.
- Trim branches to 10+ feet from roof. Debris holds moisture. Branches scrape in wind.
- Inspect after every major storm. Especially after wind events over 40 mph.
- Check attic for daylight and stains. Leaks show up there before ceilings.
Moss removal guide: How to Remove Moss From Your Roof Safely
Questions About Your Roof?
We offer free inspections with honest assessments. No pressure, no obligation.