Regardless of where Hurricane Milton makes landfall on Florida’s west coast, the storm will bring dangerous winds, torrential downpours and storm surge to Southwest Florida, along with the threat of tornadoes.

Residents and property owners are all wondering if their roofs will withstand nature’s fury. There are two answers: maybe and hopefully.

Hurricane damage is disproportionate. One home may be battered and bruised, while a neighbor’s house appears in mint condition. A variety of factors come into play when analyzing why homes on the same street sustain different levels of damage. These eight factors help predict a storm’s impact on a roof:

(1) Wind speeds: When meteorologists report hurricane strength, they refer to the maximum sustained winds that a storm produces. Within a storm, there are periods with higher gusts and periods with calmer breezes. Thin squall lines can produce sharp wind gusts, micro-bursts and even tornadoes.

(2) Direction of wind: In the northern hemisphere, tropical storms and hurricanes spin counterclockwise. That means a storm’s winds blow in all four directions. Where the storm’s eye makes landfall and its direction of travel determines whether a structure will see winds from the north, south, east or west, or all four directions. A roof’s slope and direction could either be an asset or a liability depending on the wind direction.

(3) Obstruction of wind: Beachfront homes generally experience significant hurricane damage because the wind is unimpeded. Inland, though, winds can potentially be slowed by other structures, trees or berms. The smallest home along a street, for example, may be somewhat protected in a row of two-story homes. A two- or three-story home, though, may face the full force of hurricane winds because it stands above the rest.

(4) Age of roof: In Florida, the average expected lifespan of a roof is about 12 to 20 years. Like many products exposed to the elements, roofs break down over time due to heat, moisture, wind and even rodents or insects. Roofs that are 25 or 30 years old or older are far more likely to sustain hurricane damage than newer roofs.

(5) Type of roofing materials: There are three primary types of residential roofs: tile, shingle and metal. Commercial structures can also feature these materials but are predominantly flat roofs that require a modified bitumen, PVC or TPO membrane roofing system. Of the four, metal is often considered the most hurricane resistant, but none is immune to a Category 4 or 5 hurricane. Wind can pull up nails or screws and tear away adhesives holding shingles and tiles in place. Wind also can send debris flying into tiles, cracking them in half. Heavy rain can cause pooling or ponding on flat roofs.

(6) Quality of roofing materials: A top-of-the-line product, whether it’s an appliance, vehicle, furniture or roofing material, is typically worth the extra cost. Inferior products may cost less initially, but often break down sooner or have a shorter life expectancy, eating away at any potential savings.

(7) Workmanship of installation: A roof is only as good as its roofer. Manufacturers offer guidelines on how their products should be installed. The key is having highly trained, experienced roofers working with familiar products and roof styles. Some manufacturers even invalidate warranties if a roofing company did not adhere to installation guidelines.

(8) Date of last inspection: Homeowners and property managers often assume a roof is in good working condition if they don’t see any visible signs of damage or experience a leak. However, it takes time for water intrusion to rot wood and roofing materials, penetrate insulation and emerge through the ceiling. Inspections at the start and end of rainy season catch concerns before they become costly problems.

With Milton bearing down on us, the time to make roof repairs has passed. However, take a few minutes to clean any leaves, twigs or debris from gutters, and use water to flush out debris in the downspouts. If possible, trim any tree limbs that extend over a roof; those can become flying projectiles during a storm, but make sure limbs are securely stored before the outer bands arrive.

Once Milton passes, call a local roofing company and request a post-storm inspection. A lot of outside contractors will swoop into town in search of a quick buck; make sure you only deal with contractors who already have boots on the ground in Fort Myers, Naples or Port Charlotte and are licensed to work in Florida.

-Rast Bryant is general manager for the Southwest Florida division of Lloyd Roofing, which repaired or replaced more than 1,000 roofs of homes and businesses in the 12 months following Hurricane Ian. Visit LloydRoofingServices.com for more information.