The most widely used roofing material in North America, common on commercial buildings with sloped roof sections, multifamily communities, and low-rise mixed-use properties.
Asphalt shingles are a layered roofing product consisting of a fiberglass or organic mat base coated with asphalt and surfaced with mineral granules. They are installed in overlapping rows on sloped roof decks and shed water by gravity rather than by maintaining a waterproof membrane. Asphalt shingles are common on commercial buildings with pitched roof sections, including multifamily communities, garden apartment complexes, office buildings with architectural roof lines, religious facilities, and low-rise mixed-use properties.
Commercial-grade asphalt shingles differ from residential products in thickness, impact resistance, and warranty terms. Architectural (dimensional) shingles are the current standard; three-tab shingles are an older product still found on aging commercial properties.
1. Granule loss
The mineral granules embedded in the shingle surface protect the underlying asphalt from UV radiation. Granule loss is a normal part of aging but accelerates under heavy weather exposure, foot traffic, or mechanical damage. Significant granule loss leaves the asphalt layer exposed to UV, accelerating deterioration and shortening remaining service life.
What to look for: Granule accumulation in gutters and at downspout outlets, bare or discolored patches on shingle surfaces, visible asphalt mat through the granule layer.
2. Curling and cupping
Shingles curl upward at the edges (cupping) or downward at the edges with the center lifting (clawing) as they age and lose moisture. Both conditions compromise the weather seal between overlapping shingles and create wind uplift vulnerability. Cupping and curling are reliable late-stage indicators that the system is approaching end of useful life.
What to look for: Shingle edges that no longer lie flat, visible gaps between overlapping courses, shingles that move or flutter in moderate wind.
3. Flashing failures
Flashings at roof penetrations, chimneys, walls, and valleys are the most maintenance-intensive components of any shingle roof. Step flashings, counter flashings, and valley metal deteriorate through rust, sealant failure, and thermal movement. Most active leaks on asphalt shingle roofs originate at flashing transitions, not in the field of the shingle itself.
What to look for: Rust staining at metal flashings, open or cracked sealant at penetrations, lifted or separated step flashings at wall transitions, open valley metal.
4. Wind damage and blow-offs
Wind uplift at eaves and ridges is the most common storm-related failure on asphalt shingle roofs. Missing shingles, lifted tabs, and blow-offs expose the underlayment and deck below. On commercial properties with multiple buildings, a single wind event can produce damage across several structures simultaneously.
What to look for: Missing shingles visible from the ground, exposed felt underlayment, debris in gutters or at building perimeters after wind events.
5. Algae and moss growth
In humid climates, algae (producing black streaking) and moss (producing raised, thick growth) are common on north-facing and shaded roof slopes. Algae is primarily cosmetic but indicates moisture retention. Moss is structurally damaging: its root system lifts shingles and retains moisture against the asphalt surface, accelerating deterioration. Both are common on multifamily portfolios with significant tree coverage.
What to look for: Black or dark brown streaking running down slopes (algae), green or thick biological growth lifting shingle edges (moss), moisture staining at eaves below affected areas.
6. Ice dams (northern markets)
In markets with freeze-thaw cycles, ice dams form when heat escaping through the roof deck melts snow, which refreezes at the cold eave overhang. The resulting ice dam forces water back under shingles and into the building. Ice dams are a building envelope problem as much as a roofing problem and require attention to attic insulation and ventilation alongside any roofing repair.
What to look for: Icicles at eaves, water staining at interior ceilings near exterior walls, evidence of water infiltration in upper-floor units during or after winter weather events.
The repair vs. replace decision on asphalt shingle roofs follows the same framework as any commercial roofing system. Isolated repairs on a system with meaningful remaining service life are appropriate. Widespread repairs on an aging system approaching end of life typically cost more over two to three repair cycles than a single planned replacement.
On multifamily portfolios with multiple buildings, asphalt shingle roof conditions vary significantly based on orientation, tree coverage, maintenance history, and original installation quality. Properties managed for years without documented maintenance are often further along in their deterioration cycle than their nominal age suggests. A portfolio-wide condition assessment that grades every building individually is the only way to know which roofs have remaining life, which need near-term replacement, and which need attention before the next budget cycle.
We assess every roof on its own merits and give you an honest repair-vs-replace recommendation with data behind it.
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