How long do roofs last on a house

Whether you just bought a new house or have been in your home for a few years, you’re likely wondering about the lifespan of a roof so you can plan for a replacement. So, let’s get right to it—how long does a roof last, exactly? 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.

Factors That Affect How Long a Roof Lasts

Various factors, such as extreme heat or cold, can shorten a roof’s average lifespan, as can exposure to damaging winds and hail. Improper installation and lack of routine maintenance can also shorten a roof’s lifespan. Perhaps the most important factor in how long a roof lasts is the type of roofing material used. 

Materials

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.

Material Color

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 than later. 

Slope

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.

Ventilation

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.

Underlayment

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. 

Quality of Installation

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.

Maintenance of Roof

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.

Roofing Materials Lifespan

How long does an asphalt shingle roof last? What about a metal roof? Here’s what to know about the life expectancy of common roofing materials, according to the Department of Housing and Urban Development (HUD) and the International Association of Certified Home Inspectors:

1. Asphalt Shingles

Photo: Rattanachat / Adobe Stock

Asphalt shingles last 20 to 30 years and typically come with a 25-year warranty. They are by far the most common type of roofing material and are found on over 80% of American homes, according to the Asphalt Roofing Manufacturers Association. 

Why are asphalt shingles so common? They are affordable, low maintenance, lightweight, and durable, standing up to snow, rain, and sun. However, repeated exposure to extreme heat and sun can damage an asphalt roof faster, shortening its lifespan. Extreme wind can be a problem for asphalt shingles, too, especially if they are not properly installed. 

The type of asphalt shingle roof you have will also influence how long your roof will last. 

• 3-tab asphalt shingles: These Last about 20 years and are less expensive.

• Architectural asphalt shingles: These last about 30 years, are more expensive, and simulate the look of wood and slate shingles. 

Photo: Zsolt Biczó / Adobe Stock

Metal roofs last anywhere from 40 to 80 years and come with warranties that can range from 20 years to a lifetime. 

They are made up of steel (galvanized, galvalume, or weathering), tin, aluminum, copper, or zinc. Metal roofs are extremely durable and can withstand wind gusts up to 140 mph. They are, however, more expensive than asphalt shingles. Plus, the type of metal roof you have will influence how long your roof will last. These include:

Steel

Steel roofs last about 50 years. Steel is the most common material for a metal roof. 

Copper 

Copper roofs can last even longer—70 years or more. However, because copper is so expensive, it’s typically reserved for roof accent pieces rather than full roofs. 

Zinc 

Zinc roofs can last 100 years or more. As a result, zinc roofs are used widely in Europe and growing in popularity in the U.S.

3. Wood Shakes and Shingles

Photo: Les Palenik / Adobe Stock

A wood shingle or shake roof typically lasts about 25 to 30 years, with warranties of 20 to 30 years. Shingles and shakes are primarily made from cedar that is pressure-treated with preservatives to help extend its lifespan. A heavy cedar shake roof that has been treated can last up to 50 years.

Wood shingles and shakes tend to last longer in colder climates. Hot, arid climates can shorten their lifespan. What’s more, wood shingles and shakes require regular maintenance to ensure they last 25 years. This includes mold, mildew, and moss prevention, as well as repainting or staining every five years. 

4. Clay and Concrete Tiles

Photo: Hennadii / Adobe Stock

Clay tile roofs—and their similar but less expensive counterpart, concrete tile roofs—can last between 50 and 100 years. Warranties can range from 30 years to a lifetime. 

Typically, clay and concrete tiles resist the rot and insects that can cause other roofs to deteriorate. They can withstand hurricane winds, too, and they are fire-resistant. 

However, they are porous and can absorb water. As a result, clay and concrete tiles are susceptible to cracking during severe freeze-thaw cycles that occur in colder climates. That’s why they are used primarily in the Southeast, Southwest, and California. 

5. Slate Tile

Photo: Spiroview Inc. / Adobe Stock

Slate tile roofs take the crown when it comes to lifespan, a whopping 75 to 150 years. Slate tile roof manufacturers typically offer warranties of 50 years to a lifetime. The type of slate tile can also affect how long it lasts, with Pennsylvania slate lasting about 60 years, New York and Vermont slate lasting more than 125 years, and Virginia Buckingham slate lasting more than 150 years. There are even some slate roofs that date back hundreds of years. 

A type of rock, slate holds up to extreme weather conditions and temperatures. It also requires little maintenance. Apart from copper, it is the most expensive roofing material. 

6. TPO/Rubber Roof

TPO (Thermoplastic Polyolefin) roofing is a recycled rubber material that comes in rolls. Heat holds the roll seams together, and you can expect TPO to last between 15 to 20 years.

Best suited for flat or low-slope roofs, TPO is a cost-effective, durable roofing option. 

Benefits of TPO

• Lightweight

• Low maintenance

• Easy install

• Energy-efficient (white, reflective roofing materials).

Cons

• Prices vary depending on quality.

• Not the most attractive roofing material.

• Installation requires warm, dry weather. Another rubber roofing material is EPDM (ethylene propylene diene terpolymer). More commonly used for commercial applications, you can expect it to last 25 to 30 years.

How to Extend Your Roof’s Lifespan

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.

• Hire a local power washing professional to remove moss and mold.

• Have your roof inspected regularly by a local roofing contractor, who can fix minor problems before they become major ones.

How to Know If You Need a New Roof

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

Frequently Asked Questions

Should roofs be replaced if they aren’t leaking?

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.

What is the best roof replacement type?

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.

What color roof is the best?

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.

  What is the best time to replace a roof?

  Fall. Fall is the universal go-to season for roof replacement. With spring's mild temperatures and early summer's weather consistency, fall is commonly referred to as the best time of year to replace your roof.

  What time of the year is cheapest to replace roof?

  Roofers are busiest in late summer and fall. Scheduling your roof replacement in late winter or spring may yield lower prices or off-season discounts.