Wondering if it’s time to replace your roof? Are you trying to decide which roofing material to choose?
If you answered yes, you need to know how long a roof lasts. Not only is a roof’s lifespan the return on your roof investment, but it also tells you how long until you have to replace your roof.
For these two reasons and more, knowing how long a roof lasts is crucial. However, the answer isn’t so simple.
For over 30 years, Bill Ragan Roofing has answered every question homeowners throw at us with honesty and transparency. Now, I’ll do the same for you by breaking down how long a roof lasts and more.
In this article, you’ll learn:
- How long a roof typically lasts
- The lifespans of common residential roofing materials
- Factors that impact the lifespan of a roof
How long does a roof last?
The majority of residential roofs will last around 20-25 years. This is mainly based on asphalt shingles, the most commonly used roofing material in the United States.
However, there are plenty of roofing materials that come in a wide range of lifespans.
3-tab asphalt shingles
3-tab asphalt shingles should last 15 years with a max of 20 years. They are the cheapest option but also the most inferior asphalt shingle and roofing material on the market.
Architectural asphalt shingles
Architectural asphalt shingles should last 22-25 years with proper installation and adequate attic ventilation. This asphalt shingle is the most commonly used roofing material in the United States because of the affordability.
They’re a great option for homeowners looking for a cost-effective but durable roofing material.
Luxury asphalt shingles
Luxury asphalt shingles will last 30 years but can get up to 40 or 50 years in the right conditions. Their slate-like design gives them very high curb appeal, but they’re also the longest-lasting asphalt shingle.
Metal roofing
A metal roof should last 20 to 30 years, but each metal roof system has a specific lifespan. A standing seam metal roof lasts 30 years but can last up to 50 years.
On the other hand, an exposed fastener metal roof should last at least 20 years and potentially 30 years with proper maintenance. On top of the specific metal roof system, the type of metal, its thickness, and painted finish ultimately determine how long a metal roof lasts.
Synthetic shingles
Synthetic shingles (also called composite) should last 40 to 50 years due to their rubber-like polymer qualities. They closely mimic the look of natural slate and cedar shake, but come at a cheaper price.
Even though they’re cheaper, synthetic shingles are one of the most durable roofing materials available and offer superior protection from storm damage. However, they also haven’t been around as long as other established roofing materials.
Cedar shake
Cedar shake shingles will last 30 years and can get up to 40 or 50 in the right climate with proper maintenance. This is one of the best-looking roofing materials available, but they show signs of wear and tear as they age.
Climate is probably the biggest factor to keep in mind with cedar shake shingles. They don’t last as long in very moist or dry climates, so your area needs to be somewhere between to get the most out of them.
Slate tiles
Slate tiles will last anywhere from 50 to 100+ years, making it the longest-lasting roofing material available to homeowners. However, they are extremely fragile, expensive, and heavy.
This not only makes the installation tricky, but your home also has to be able to handle the weight before it can begin. If not, you’ll have to retrofit your home with more support before installation starts.
What factors impact the lifespan of a roof?
The roofing material you choose sets the lifespan, but different factors ultimately determine how long a roof lasts. Let’s look at the factors that directly impact a roof's lifespan.
Quality of the materials
The quality of your roofing materials and components greatly impacts how long a roof lasts. Finding a low price is tempting, but getting cheap or inferior materials shows up in the finished quality of your roof.
You don’t have to break the bank and find the most expensive roof possible. But going with the cheapest roof means getting the cheapest roofing materials and the cheapest labor to install them.
So, set your budget, choose the roofing material that fits it, and invest in quality to ensure your roof lasts as long as possible.
Installation quality
The biggest factor that impacts how long a roof lasts is the installation quality. An improperly installed roof will never reach its full potential and will most likely fail prematurely.
This can be caused by poor workmanship, inadequate attic ventilation, improper nailing, and poor weather conditions during installation. The last thing you need to worry about is leaks, paying for repairs, or experiencing premature failure.
That’s why hiring a reputable roofing contractor is so crucial when getting a new roof.
Adequate attic ventilation
Your attic’s ventilation system allows your home to breathe properly by moving air in and out of your attic. If your attic isn’t ventilated correctly, the damage from trapped hot and cold air will drastically shorten a roof’s lifespan.
Every roofing material should be installed with a properly ventilated attic, but it’s especially important for asphalt shingles. If they’re installed with poor ventilation, it’s guaranteed to cut the lifespan short and void any warranties.
The weather and climate in your area
Every roof goes through wear and tear from the weather throughout its life. However, the amount of direct sunlight, frequent temperature changes, and extreme weather determine how much it affects a roof's lifespan.
This is especially true in areas with a lot of hail or strong winds that can cause enough damage to shorten a roof’s lifespan. Even if you don’t, hail or strong winds that come with a single storm are enough to weaken the integrity of asphalt shingles.
And as I mentioned earlier, climate also affects how long a roof lasts. So, extremely dry or humid climates will greatly impact certain roofing materials.
Roof maintenance
Roof maintenance is a huge factor in how long a roof lasts. Whether once or twice a year, roof maintenance ensures a roof reaches its full potential.
It catches any potential problems with your roofing materials and prevents future leaks before they start. Without maintenance, a small problem can snowball and turn into an expensive repair and cause damage to the interior of your home.
Roof maintenance is also the perfect chance to clear your roof and gutters of debris. If wet debris is left sitting on your roof, it will shorten the lifespan of the roofing materials.
How do you know when you should replace your roof?
After reading this article, you now know how long a roof lasts and the factors that impact lifespan. Knowing a roof's lifespan is important, whether you want to know how much longer your current roof will last or are trying to find the right material.
Unfortunately, it’s hard to determine the age of a roof without the right experience or knowing when it was installed. So, how are you supposed to know when a roof has reached the end of its lifespan?
The simplest way is to get an inspection from a roofing contractor. However, you can also look for clear signs that it’s time for a new roof.
Check out 6 Signs Your Roof Needs to be Replaced to learn how to identify if your roof has reached the end of its lifespan.
