Trying to figure out how long your roof is supposed to last? Interested in knowing the average lifespan of a roof in general?
Knowing the lifespan of a roof is important. It tells you the return on investment, helps you determine which roofing material is right for you, when you’ll have to replace it, and more.
But there’s a wide range of lifespans based on the different types of roofing materials. So, it’s hard to tell you how long your roof will last without knowing which roofing material you have.
However, I can give you the average lifespan of a roof and break down the different lifespans of the top roofing materials.
For over 35 years, the team at Bill Ragan Roofing has educated homeowners about all the important aspects of roofing, including a roof’s lifespan. So, let's break it all down.
By the end of this article, you'll learn the answers to:
The average lifespan of a roof in the United States is 20 years. This is based on asphalt shingles, the most common roofing material used throughout the country.
While it’s great to put a number on how long your roof will last, there are multiple factors that ultimately determine the lifespan (more on this later). So, your roof could last longer or need replacing sooner.
But as long as you hire a great roofing contractor and invest in quality materials, you should get as close as possible to your roof’s maximum lifespan.
While the average lifespan is a great starting point, it doesn't tell you full the story. In fact, there are plenty of roofing materials that come in a wide range of lifespans.
So, the one you choose actually determines the lifespan and how long it'll last. Below is a table with the average lifespans of the top residential roofing materials.
|
Roofing Material |
Average lifespan |
|
3-tab asphalt shingles |
15 years |
|
Architectural asphalt shingles |
20-25 years |
|
Luxury asphalt shingles |
30-50 years |
|
Exposed fastener metal roofing |
20-30 years |
|
Standing seam metal roofing |
30-50 years |
|
Synthetics shingles |
40-50 years |
|
Cedar shake shingles |
30+ years |
|
Slate tiles |
50-100+ |
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 should last 20-25 years with proper installation and adequate attic ventilation. This asphalt shingle is the most commonly used roofing material in Nashville and the United States in general because of the affordability.
They’re a great option for homeowners looking for a cost-effective but durable roofing material.
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.
A metal roof can last 20 to 30 years, but each metal roof system has a specific lifespan. A steel 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 (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 shingles will last 30 years, and can get up to 40 or 50 in the right climate and with proper maintenance. This is one of the best-looking roofing materials available, but they show signs of wear and tear as they age.
While we do have humidity and high temperatures, a cedar shake roof is a great fit for our area of Nashville, TN. However, different climates in other states can lead to the cedar shakes aging faster.
Slate tiles will last anywhere from 50 to 100+ years, making it the longest-lasting roofing material available to homeowners in the United States. 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.
The lifespan of your roof is set by the roofing material you choose. But as I said, how long a roof actually lasts depends on many factors.
Let's look at the following things that affects a roof's lifespan:
The quality of materials play a huge role in how long the overall roof lasts. This goes for the main roofing material and the components that make up the roof system.
So, it's important to invest in quality roof system instead of a mix and match of inferior products. I understand a low price is tempting, but cheap and/or inferior materials are guaranteed to show up in the finished quality.
So, set your budget and invest in quality to ensure your roof lasts as long as possible.
The installation quality of the roofing contractor is the biggest factor for how long a roof lasts. An improperly installed roof is guaranteed to have problems, and will most likely fail prematurely.
There are many things that lead to installation problems, such as poor workmanship, inadequate attic ventilation, improper nailing, and poor weather conditions during installation. If any of this happen, you'll be left with leaks, paying for repairs, and/or experiencing premature failure.
That’s why hiring a reputable roofing contractor is so crucial anytime you get roofing work done.
Your attic’s ventilation system is what allows your home and roof to breathe properly by moving air in and out of your attic. Attic ventilation is absolutely crucial to a roof's lifespan, especially asphalt shingle roofs.
Without a properly ventilated attic, the damage from trapped hot and cold air damages the roof, rots roof decking, and increases your energy bills. While improper attic ventilation is guaranteed to cut a roof's lifespan short, it also voids manufacturer warranties and leads to denied insurance claims.
Every roof goes through wear and tear from the weather throughout its life. However, the climate, frequent temperature changes, and extreme weather that hits your area determines how much it affects a roof's lifespan.
This is even more important nowadays with the amount of storms with hail and damaging winds that have destroyed roofs over the last 5 years in the United States. Even if you don’t, hail or strong winds that come with a single storm are enough to weaken material integrity.
While this kind of plays into weather, the direction your roof faces impacts how long a roof lasts. While shingles and other materials are made to withstand UV light, the parts of your roof that are exposed to prolonged sunlight show signs of wear and tear quicker.
For example, if the roof faces east or west, each side gets an equal amount of direct sunlight as the day goes on. But if it faces south, only the south side receives direct sunlight all day while also taking the brunt of the wear and tear from the weather.
This also means part of your roof won’t dry after rain, which allows moss growth and leaves sitting, saturated debris on your roof longer.
Roof maintenance is a huge factor in how long a roof lasts, especially as it gets older. 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 material.
Now you know the average lifespan of a roof, how long the different roofing materials last, and the things impact the lifespan. Whether you want to know how long your current roof will last or you’re trying to find the right material to invest in, knowing the lifespan of a roof is important.
While a roof’s lifespan is important, there’s still something homeowners like you consider more important. This, of course, is how much a roof replacement costs.
Unfortunately, it can be hard to find anything relating to cost from the roofing industry. That's why, I wrote another article that gives you the average cost of a roof replacement.
Check out What’s the Average Cost to Replace a Roof to learn how much your future roof will cost you.