Keep a roof over your head by getting to know its life span
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A roof lasts 30 years on average.
Slate roofs can last the longest—up to 150 years.
Asphalt shingles are the best roofing replacement material.
Yearly maintenance prolongs its lifespan.
Whether you just bought a new house or have been in your home for a few years, you’re likely wondering about the life span of a roof so you can plan for a replacement. So, let’s get right to it—how long does a roof last? On average, a roof lasts 30 years, though certain materials, like concrete and slate, can last up to 100 years. Let's break down all the factors that impact your roof's longevity.
A roof lasts anywhere from 20 to 150 years, or 50 years on average, but the number highly depends on the type of roofing material. The ever-popular asphalt shingle roof lasts between 20 and 30 years without major repairs or replacement, while slate, clay, and concrete can last over a century.
Other factors affect its life span, such as its slope, the type of underlayment, and where you live. Here are some of the average life span averages for major roofing materials.
Various factors, such as extreme heat or cold, can shorten a roof’s average life span, as can exposure to damaging winds and hail. Improper installation and lack of routine maintenance can also shorten a roof’s life span. Perhaps the most important factor in how long a roof lasts is the type of roofing material used.
Materials play a large role in how long a roof will last—but so does cost. For example, you can expect slate roofing to last well over 100 years, but it is also the most cost-prohibitive of all of the roofing materials we discuss below. As with most home improvement projects, you can choose to go high-end, low-end, or somewhere in between, and roofing is no different.
Here’s what you can expect to pay for different types of roof material:
Asphalt shingles: $4.25–$8.25 per sq. ft.
Metal: $5.50–$11.50 per sq. ft.
Copper: $21–$40 per sq. ft.
Zinc: $18–$28 per sq. ft.
Wood shakes and shingles: $8–$15 per sq. ft.
Clay/concrete tile: $12–$25 per sq. ft.
Slate: $12–$22 per sq. ft.
Selecting the least expensive roofing materials may cost you frequent repairs and early replacement later down the line. We recommend talking to a roofing pro near you to discuss the various roofing materials options to decide which is the right fit for you.
You may want to opt for a lighter roof color, especially in sunny and warm climates. Darker roofing colors absorb more heat from the sun—which could lead to overheated, cracked, and broken roofing tiles.
Overheated tiles can also lead to ventilation problems, making your roof more prone to damage and moisture buildup. These issues will eventually result in replacing your roof sooner rather than later.
A higher-pitched roof with proper drainage capabilities will last longer than a flat or low-slope roof with poor drainage. Poor drainage can result in leaks, water accumulation, mold, and rot. Whatever type of roof you have, be sure to perform yearly inspections and cleanings to keep your roof clean, dry, and free of fungus.
Poor roofing ventilation can lead to damage and, ultimately, a total roof replacement earlier than you might have imagined. It’s essential to ensure that you properly ventilate your roof and attic to allow hot and cold air to flow proportionally inside and outside your home.
Poor roofing ventilation can lead to:
Overheated shingles that can break or crack.
Ice dams, which happen when snow melts, then freezes on your roof’s shingles and eaves. Ice dams can cause leaks.
Moisture buildup that causes mold, rot, and further roof damage.
You’ll want to install proper roofing underlayment (a waterproofing layer) underneath your roof. This way, if your top layer of roofing becomes damaged, the underlayment works to prevent mold, moisture, and further rot damage.
For this point, finding the right roofing contractor for your job is essential. You’ll want to choose a pro that uses high-quality roofing materials that can withstand the elements (and the test of time).
Find the right roofing pro by asking these questions:
Are you licensed and certified?
Do you have insurance?
Do you perform the work, or do you subcontract?
Do you offer a warranty?
Can I see reviews from other customers?
Although the cost of a new roof might be hard to swallow, it’s always best to do your research and hire a pro with a record of satisfied customers and long-lasting roofs.
Roofs require regular inspections and maintenance to ensure that everything is in working order. If you notice a problem with your roof and fix it immediately, you can avoid major repairs or a replacement down the line.
We recommend having a home roof inspection at least once a year. If you live in areas with high winds or heavy snow, it’s always a good idea to get your roof checked out after the storm season is over.
Your local climate has a significant effect on how long your roof will last. Roofs in areas of the country with frequent storms, such as the southeast and the midwest, will require more repairs or materials resistant to wind, rain, and hail.
For example, roofing contractors may recommend specific roof types or materials in these regions, such as impact-resistant roofs. On the other hand, roofs in the north prone to heavy snow and ice can face challenges as well and often need a fortified structure to support the extra weight in the winter.
To ensure you get the maximum amount of life out of your roof, there are a few key things you can do:
Keep the gutters clean so water can properly flow away from your roof.
Remove leaves, which can trap moisture and cause damage.
Dislodge snow with a roof rake. Snow can result in ice dams forming, which can lead to water getting trapped under your shingles.
Have your roof inspected regularly by a local roofing contractor, who can fix minor problems before they become major ones.
Ultimately, hiring a local roofer to perform a roof inspection is the only way to truly know if you need a new roof. Nonetheless, there are definite warning signs that you need a new roof, so grab your binoculars and don’t forget to examine the attic for signs of water. Here’s a quick breakdown on what to check:
Asphalt roof: Cracked, loose, curling, or distorted shingles
Metal roof: Large patches of rust and roof leak damage
Wood roof: Rotting or splitting shingles, mold, mildew, or algae growth, or pest damage
Clay/concrete tile roof: Cracked, chipped, or slipped tiles, missing mortar, pieces of tile in gutters, and roof leak damage
Slate roof: Missing, chipped, cracked, or slipped shingles
“A good indicator that the roof needs to be replaced and done by a professional is evidence of missing shingles or other materials. If the roof is beginning to lose shingles during major storms, then it is likely time to have it replaced rather than making repairs.”
– Korey Gregory, Construction Supervisor at ASAP Restoration LLC in Tempe, AZ
Keeping an eye on the health of your roof is the best way to extend its longevity and avoid expensive repairs. Overall, it's best to have your roof inspected once every one to two years to catch structural issues or decaying roofing materials. Additionally, consider these tips for keeping your roof healthy as long as possible.
Clean your gutters during the shoulder seasons of the year, particularly during months with heavy rain or snow.
Inspect and repair your roof's ventilation regularly to avoid water damage, mold, and algae.
Clean moss and algae off your roof regularly.
Keep an eye on the areas surrounding your roof, such as flashing, eaves, and your chimney.
Speak with your roofing team about how to prevent ice dams on your unique roofing design.
Prune the tree branches above and around your roof to avoid damage or debris buildup.
Get to know your roof warranty before trouble arises. Roof warranties come in three forms: manufacturer warranties, installation warranties, and extended warranties. These plans protect you from material imperfections or poor installation both in the short and long term (depending on the plan). Damage to your roof from an act of nature—such as a branch falling on your home—often falls under your homeowners insurance instead of your roof warranty.
Determining whether you should repair or replace your roof often requires the eye of a roof repair professional. Not only will they help you decide if the cost of repairs will overshoot replacement, but they can also advise on local building codes and more energy-efficient materials to improve your home overall.
Roof repair costs range anywhere from $150 to $7,800, whereas replacement averages as high as $46,000. That being said, repairs can accumulate quickly when there are multiple areas of the roof beyond its average life span. In some cases, you can replace a small section of your roof, combining the two tactics for a more budget-friendly solution.
Elisa Greenberg contributed to this piece.
Whether you should replace your roof if it is not leaking depends on the specific problem. Just because your roof isn’t leaking doesn’t mean there’s no damage or wood rot. Roof leaks can take a while to spot—and the damage could be extensive by the time you realize your roof is leaking.
Even if you don’t see a leak, you should have a roofing pro perform an inspection on your roof at least once a year. A pro can spot damage you might miss. They can recommend whether you should consider roof replacement.
The best roof replacement type depends on your budget and your particular climate, as well as your personal aesthetic. But in general, asphalt shingles are the best roof replacement type for homeowners looking for durability at a budget-friendly price. Asphalt shingles are the most common roofing material—cost-effective, easy to install, lightweight, and the perfect choice for handy homeowners.
Your roof color choice depends on your location and preference. When choosing a roof color that’s best for you, consider these factors:
House color and material: You’ll want to choose a roof color that compliments your home’s exterior. The most popular choices include black, gray, and brown.
Climate: Light-colored roofs perform best in hot climates because they reflect UV rays, keeping your home cool during hot months.
Curb appeal: Always consider choosing a color that will help boost your home’s resale value.
