How long does a roof last?
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An asphalt shingle roof lasts 20 to 30 years. Metal lasts 40 to 70, and tile and slate 50 years or more, depending on climate, ventilation and installation quality.
An asphalt shingle roof lasts 20 to 30 years. Metal lasts 40 to 70 years, and tile and slate last 50 years or more. Where your roof lands in those ranges depends on climate, attic ventilation and how well it was installed, so two roofs of the same age can be in very different shape.
If your roof is near the end of its range, or you have noticed leaks or damaged shingles, call Roofers Hotline for an inspection and a written estimate before any work starts.
How the job runs, call by call, is explained under what roof repair includes.
What shortens or lengthens a roof's life
The ranges above are wide because the same material ages differently from house to house. Climate sets the pace: heat, freezing weather, heavy rain and wind all wear on shingles, metal panels and flashing. Attic ventilation matters just as much, because a hot, damp attic bakes shingles from underneath and can shorten the life of a roof that looks fine from the street.
Installation quality is the third factor. Flashing around chimneys and vents, nail placement and underlayment are details that decide whether a roof reaches the top of its range or fails early. Material choice then sets the ceiling, with asphalt shingles at 20 to 30 years, metal at 40 to 70, and tile and slate at 50 or more. Call Roofers Hotline and describe your roof's age and material, and the inspection can start from there.
Signs your roof is near the end
Age is only a starting point, so the roof itself is the better guide. Shingles that curl, crack or lose their granules, bare patches, and shingles that have slipped out of place all point to wear. Inside the house, water stains on ceilings, daylight in the attic or damp insulation suggest water is already getting past the roof surface.
A roof inside its expected range can still need work if a storm has loosened shingles or lifted flashing. A roof past the range may still have repairable sections, but repeated leaks in the same area usually mean the material is giving out. Check your ceilings and attic after the next heavy rain, and if you find a stain or damp spot, call Roofers Hotline to book a roof inspection.
What a roofer looks at during an inspection
An inspection covers more than the shingles you can see from the ground. The roofer checks the roof surface for cracked, curled or missing material, then looks at flashing, vents, gutters and the edges where water tends to get in. Inside, the attic shows whether there is moisture, poor ventilation or daylight coming through the decking.
You get a written estimate before any work starts. It tells you whether the roof needs a repair, a section replaced or a full replacement, so you can plan around real conditions instead of a guess based on age alone. It helps to have the roof's approximate age, its material and any past repair records ready when you call. Call Roofers Hotline, 24 hours a day, to schedule the inspection.
How the job runs, call by call, is explained under roof leak repair explained. For prices by material and job, see roof replacement cost, with the published ranges above.