How Long Do Roofs Last? (2023)

Your home’s roof is an important structural component of your house, protecting everything underneath it from the elements. When made from durable materials—and with proper maintenance—you can expect it to last for decades. The average roof life span is 30 years, but how long yours will last depends on several factors.

 

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What Factors Affect the Life Span of a Roof?

According to the International Association of Certified Home Inspectors, a roof’s life expectancy is 20 to more than 100 years for common materials. Three-tab asphalt shingles fall at the lower end of the range, and clay or concrete tiles have the longest life span. Although roofing material quality contributes significantly to durability, how long your roof lasts also depends on multiple other factors.

Roofing Materials

One of the most significant contributions to how many years you will get out of your roof is the type of roof and the materials used to make it. Choosing quality materials for a new roofing system enhances your roof’s life expectancy. For example, an asphalt roof won’t typically last as long as a metal roof, and clay tiles last longer than both.

When considering roofing options, be aware that roofs made from similar source materials often come in different quality grades. If you opt for an asphalt roof, architectural shingles have a longer life span than three-tab shingles. Likewise, aluminum is less durable than steel. Furthermore, it’s not just the roof shingles or tiles that matter. It’s also the underlayment, truss, flashing, adhesives, and other components roofers use to install a new roof.

Roof Color

The color of the roofing tiles affects longevity, especially in regions with abundant sunshine, such as Florida. Dark colors absorb more light, and light colors reflect it. As a dark roof soaks in the sun’s light, it heats up, causing expansion. As the roof cools, roofing materials shrink. This cycle of expansion and shrinking can lead to cracked roofing materials.

Installation Quality

Poor installation can affect the life span of your roof. Improper installation can cause significant issues:

• Cracked tiles or shingles
• Loose tiles or shingles
• Poor attic ventilation
• Roof leaks

These failures often lead to other issues, such as mold and mildew in your home or damaged trusses.

Roof Maintenance

Your roof requires routine maintenance to keep it in good condition. Annual roof inspections can identify issues early, such as missing shingles and cracked caulking.

Gutter maintenance also affects your roof; regularly clean your gutters to prevent clogs or consider installing a gutter guard to reduce cleaning frequency. Clogged gutters can lead to water overflow that can damage your roof, siding, and even foundation.

Roof Slope

Your roof’s slope affects its longevity because it determines how quickly it sheds water and snow. A flat roof allows water to accumulate, stressing roofing materials and potentially causing water damage, which leads to faster deterioration.

The slope of your roof determines what type of tile or shingle roof is suitable. The International Association of Home Inspectors provides an excellent overview of measuring the slope and finding the minimum slope requirements for different roof types.

Ventilation and Insulation

Your roof and attic need adequate ventilation and insulation. Without proper ventilation, moisture and heat buildup can lead to cracked shingles, adhesive deterioration, swollen trusses, and mold. Attic insulation helps regulate your roof’s temperatures, reducing the likelihood of damage from roof contraction and expansion that can shorten your roof’s life span.

If you live in a wintry climate, your attic’s insulation should have a minimum R-value of R-38 to protect your roof from ice dams. Ice dams can cause water to pool on the roof and seep under roof shingles, potentially causing significant water damage that reduces the roof’s integrity and longevity.

Climate and Weather

Both regional climate and severe weather events can affect the longevity of your roof. Abrupt temperature swings, particularly during seasonal shifts, can adversely affect your roof due to rapid expanding and shrinking of roofing materials. These temperature swings can be especially rough on asphalt shingle or wood roofs.

Extreme weather events can also cause roof damage, which could shorten the life span of your roof. High winds can lead to loose or missing shingles, exposing other components to the elements or leading to roof leaks. If you delay hiring a roofing contractor to fix the damage, you could incur more than the cost of repairing a roof. Ongoing exposure exacerbates issues, and widespread damage will necessitate a full roof replacement.

Sun Exposure

UV rays and heat place your roof under significant stress. Over time, you might see discoloration from sun exposure, especially if you have a shake roof. The sun eventually breaks down the protective coating on the shingles, causing it to crack or peel.

 

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Life Span of Different Roof Types

The cost of installing a new roof is a significant consideration when deciding which type to put on your home. As you consider roofing options, you can weigh the initial cost against the roof’s life expectancy, with asphalt offering a better value in the short term and metal providing greater longevity.

Life Span of Asphalt Shingles

Asphalt shingle roofs are the most common type of roof because they are budget-friendly and typically have a 20- to 30-year life span. There are several options for homeowners to choose from in this category, with varying source materials and durability from the different grades available. Asphalt tiles are made from either fiberglass or organic materials and coated with granules that add a protective layer.

Shingles with fiberglass coating weigh less than those with organic coating, but they aren’t as durable. Though the increased durability should translate into a longer life span, it is a pricier option, making fiberglass tiles a more popular choice.

Three-Tab Shingles

Three-tab asphalt shingles are the least durable, lasting between 15 and 20 years when maintained properly before requiring repairs or replacement. This tile type has a low density and is made from lower-grade materials, making it vulnerable to high winds and UV rays.

Architectural Shingles

A higher-grade option for asphalt roofs is to use architectural shingles. These are also made from organic materials or fiberglass but are denser and constructed from higher-quality materials. Roofing contractors are more likely to recommend these over the less expensive asphalt tiles.

If you use architectural shingles and maintain them well, your roof should last at least 25 to 30 years. Though less vulnerable to the elements than three-tab asphalt shingles, exposure to extreme weather and sun will still break them down faster than other roofing materials, such as metal.

Life Span of Metal Roofs

Metal roofs are becoming increasingly popular in the residential industry, increasing from 12% of the roofing market in 2019 to 17% in 2021. These roofs are attractive and durable, with higher-quality materials and construction lasting 80 years. However, the life span varies significantly based on the material and the gauge. The gauge is a number that indicates the thickness and weight per square foot.

Aluminum is a soft metal, so it won’t last as long as steel or copper tiles, especially if it is thinner. When choosing a metal roof, pay attention to the gauge and material. The higher the number, the thinner the metal. For example, a standing-seam copper or steel tile with a gauge of 22 is a more durable option than an aluminum tile with a gauge of 29.

Roofs made from metal offer numerous benefits:

• Greater protection from the elements
• Higher resistance to fire than asphalt
• Increase to your home’s value
• Reduced friction, allowing snow to slide off easily

However, softer and thinner metals are vulnerable to dings from hail or falling tree limbs. Although higher-grade metal roofs cost more than thinner metals or asphalt shingles, a standing-seam copper or steel roof can last from 50 to 80 years.

Longevity of Other Roofing Materials

Other roofing options are available, with various price points and life expectancies:

• Clay tile roofs: Clay tiles offer excellent protection against sun exposure and salt, making them popular in coastal states such as Florida and California. They also reflect sunlight, keeping the home’s interior cool. Clay is a pricier option but requires little maintenance and can last up to 100 years.
• Concrete tile roofs: Many tiles called clay tiles are actually made of concrete. These tiles have the same benefits as clay—including the long life span—but they cost less.
• Slate tile roofs: Slate roofs are the most durable roof types. Slate can last 150 years. However, when comparing the costs of tile roofing, the price difference between slate and concrete usually leads homeowners to choose concrete.
• Wood shingle roofs: Wood shakes are appealing for their visual beauty and resistance to insects and rot. Cedar shakes are the most popular choice among homeowners. With proper maintenance, a wood roof can last more than 25 years.

Though less popular than asphalt or metal roofs, each of these roofing options has a long expected life span.

 

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Roofing Warranties

As you research various types of roofing material, consider the risks to your roof from hazards in your area. A warranty offers financial protection, and the most common types don’t add to the cost of your roof. There are two basic types of roofing warranties: a manufacturer’s warranty and a roofing contractor’s warranty.

Manufacturer’s Warranty

Standard manufacturer’s warranties offer limited lifetime protection against manufacturing defects. These warranties generally cover the cost of a defective product, with many companies providing a complete replacement for an initial period, followed by prorated coverage for the duration of the warranty period (typically, as long as you own the house). They pay for the defective item but not installation costs.

Manufacturer’s warranties won’t cover damage from poor workmanship or damage from weather events, fire, or other hazards. You usually must register your warranty before it’s valid. Failure to do so leaves you paying the total costs of replacement.

Roofing Contractor’s Warranty

Most reputable contractors offer a guarantee that protects you from installation errors. These won’t cover manufacturing defects or damage from hazards typically covered under your homeowners insurance. Workmanship warranties usually don’t last as long as the expected life span of your roof, with most roofing companies offering coverage for five to 10 years.

Make sure you ask for the contractor’s warranty in writing. It’s worth noting that you will need to use the same contractor to fix any issues covered under warranty, which is another reason to do your due diligence when researching roofing contractors. Standard workmanship warranties are usually free, but you should verify the cost and available options with your contractor.

 

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How to Maintain Your Roof

Your roof’s life span depends partly on how well you care for it. Investing a little time and effort significantly increases your roof’s longevity. Here are a few maintenance tips:

• Clear the roof of debris regularly
• Inspect roof tiles or shingles, soffits, and fascia for damage regularly
• Inspect your attic and ceilings for signs of water damage, including discoloration
• Remove leaves and other debris from the gutters twice a year
• Trim branches from trees near your home

If you notice any issues, take care of them as soon as possible to maintain the roof’s integrity and limit the potential for severe damage.

 

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When Should I Consider Roof Replacement?

If your roof is nearing the end of its expected life span, you may want to contact a roof inspector to determine whether you need to replace it. Your roof’s condition may also indicate that it is near the end of its life. If you see any of the following, you should consider a roof replacement:

• Cracked or curled shingles
• Extensive flashing damage
• Loose or missing shingles
• Loss of granules
• Sagging roof
• Signs of significant water damage, including soffit discoloration

Although these issues might seem minor, they are often associated with hidden damage. A reputable inspector can help you decide whether a replacement is necessary or a repair will do.

 

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Our Recommendation

The life span of your roof depends on several factors, including material, installation quality, and maintenance. Asphalt-shingle roofs are common, and they typically last 20 to 30 years. Metal roofs are becoming a more popular residential roofing option, and quality options offer a life span of 50 to 80 years. Whichever roof type you choose, proper maintenance will help it reach its full potential life span.

 

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