How Long Can You Expect Your Roof To Last? (Roof Lifespan)

You wouldn’t buy a new car if you knew that it was only going to last for one year. When you make significant investments, you need to know that we’ll be getting your money’s worth. The same goes for roofing— one of the biggest and most important investments you can make in your home, where understanding the roof’s lifespan is crucial.

• If you plan to live in your home for decades, you may opt for a more expensive roofing material with a longer lifespan.
• But if you plan to sell in a couple of years, you may be more compelled to go with a more affordable material with a shorter lifespan.

So, how long does a roof last? And which material is best for you? Let’s explore below!

Average Roof Life Expectancy by Roofing Material

All roofing materials were not created equal. They all have different appearances, price tags, and lifespans. Some materials are more popular for residential homes, while others are common for commercial businesses. Some you’ll find more frequently in specific regions, and others are popular across the country.

Explore all the different options you have for your roof and how long you can expect each one to last, considering the factors that influence how long a roof lasts.

1) Asphalt Shingles

Asphalt shingles are the “America’s sweetheart” of roofing materials. Various factors such as climate, sun exposure, and extreme weather conditions can significantly impact an asphalt roof’s lifespan. Asphalt roofs are influenced by environmental factors such as climate, sun exposure, and extreme weather conditions, which can impact their durability and life expectancy. As the most popular roof material across the country, most homeowners appreciate the low-cost and accessible installation that comes with asphalt shingle roofs.

Typically, an asphalt roof will last 15-25 years with the proper upkeep and maintenance. While this is a shorter lifespan compared to many of the materials on this list, it’s usually long enough for many homeowners, especially if they aren’t planning to live in their current house forever.

• Standard 3-tab shingles often last up to 20 years and are the cheapest available option for asphalt shingles.
• Architectural shingles are more stylish and durable, lasting up to 30 years.

With a lower price tag, most people are willing to justify the shorter lifespan. Plus, asphalt shingles offer a classic aesthetic appearance and fit well in most climates and regions.

Since this material is so common and accessible, most roofing contractors can install a new asphalt shingle roof in as little as one day, depending on the size of your home.

2) Metal Roofing

Coming in hot and giving asphalt shingles a run for their money is metal roofing. While you may have traditionally associated metal roofs with barns or warehouses, they’re a hot ticket for modern homes. These impressive and stylish roofs typically last between 40 and 70 years! They’re more expensive than asphalt, but the price is comparable with their long lifespan.

You can opt for a few styles of metal roofing: standing seam panels and metal shingles are the most popular.

• Standing Seam Panels: These panels offer a more “classic metal roof” look. They’re sleek and easy to install.
• Metal Shingles: Metal can be manipulated to look like other common roofing materials like shingles and tiles. Some homeowners opt for this option to get the look of a shingle roof with the durability of metal.

🕵️ Myth Busting: Some people shy away from metal roofs because they assume they would be very loud when it rains. This isn’t true! A metal roof isn’t any louder than other materials during rain.

3) Cedar Shakes

Cedar shakes, also known as wood shingles, are a rustic, aesthetically pleasing roofing option perfect for people who love the outdoors. Proper maintenance is essential to extend a cedar shake roof’s lifespan. Cedar shingles are a popular choice for wooden roofing materials, known for their longevity and natural resistance to rot and insect damage. This stylized material usually lasts up to 30 years.

Keep in mind that while cedar shakes look beautiful and run in the middle of the pack price-wise, they require a lot of upkeep. This material can be prone to rot, so you need to be willing to perform regular roof maintenance. Plus, cedar shakes should never be installed in regions that are prone to wildfires.

But if you love tending to your home, cedar shakes can be a wonderful addition. You’ll definitely boost your curb appeal and stand out from other homes on your block— in a good way!

4) Clay Tiles

If you live in or have visited the American southwest, you’ve probably noticed the orange-colored roofs scattered throughout the region. Clay tiles are popular in the Spanish architecture that is common in the region, but they can be installed just about anywhere across the country.

Clay tile roofs are impressive, often lasting 50-100 years! If you don’t want to buy a new roof ever again, or if you want to sell your home and appeal to buyers who don’t want to purchase a new roof, clay tiles are a solid choice. Just keep in mind that they’re quite expensive to accommodate the long lifespan and specialized installation required.

With clay (or concrete) tiles, it’s important to also account for the weight of these materials. Their heaviness is a contributing factor to their long lifespans, but your home’s structure will need to be sound enough to support the extra weight on your roof.

5) Flat Roofing

Commercial businesses and apartment complexes commonly have flat roofs. Sometimes flat roofs even have a rooftop patio where people can spend time. “Flat roofing” is actually a term that encompasses many types of materials. Regular maintenance is crucial to extend a flat roof’s lifespan and ensure its durability.

Each flat roofing material has a different expected lifespan:

• EPDM (Ethylene Propylene Diene Terpolymer): 25-30 years
• PVC (Polyvinyl Chloride): Up to 20 years
• TPO (Thermoplastic Polyolefin): 15-20 years
• BUR (Built-Up Roofing): 15-20 years

Flat roofs are typically comparable in price and durability with asphalt shingles. They’re often easy to repair as well, so be sure to keep up with regular roofing inspections to maximize your flat roof’s lifespan.

6) Natural Slate Tiles

If you’ve taken a trip to Europe recently, you may have noticed all the slate tile roofs. (Or not, if you’re not a roofing nerd like us! 🤓) Natural slate isn’t as common in the United States anymore, but you’ll likely see it on historical buildings.

Slate is an absolute powerhouse— lasting 100 to 200 years! This material is the most expensive option due to its longevity and the specialized installation required, which is likely why slate roofs aren’t terribly common in the United States anymore. However, if you do decide to opt for a slate roof, you’ll have a “forever roof,” which is, of course, appealing to the people who eventually purchase your home.

Factors That Influence Roof Lifespan

Climate

Climate plays a significant role in determining the lifespan of a roof. Extreme temperatures, heavy rainfall, and strong winds can all impact the durability of roofing materials. In regions with fluctuating temperatures and extreme storms, less durable roofing materials may deteriorate faster. For example, asphalt shingle roofs may not be the best choice for areas with high winds or heavy hail, as they can be prone to damage. On the other hand, metal roofs are more durable and can withstand harsh weather conditions, making them a popular choice for areas with extreme climates, thereby extending the roof’s lifespan.

Workmanship and Installation

The quality of workmanship and installation is crucial in determining a roof’s lifespan. A poorly installed roof can lead to premature wear and tear, while a well-installed roof can last for decades. It’s essential to hire a reputable and experienced roofing contractor who uses high-quality materials and follows industry standards. Proper installation techniques, such as ensuring proper attic ventilation and using the correct flashing, can also impact the roof’s lifespan.

Environmental Factors

Ventilation and Insulation

Proper ventilation and insulation are essential in maintaining a roof’s lifespan. Inadequate ventilation can lead to moisture accumulation, which can cause damage to the roof and underlying structures. Insulation helps to regulate temperature and prevent heat from escaping, which can also impact the roof’s lifespan. For example, a well-insulated attic can help to prevent ice dams from forming on the roof, which can cause damage and lead to premature wear and tear. Regular maintenance, such as checking for missing shingles and ensuring proper ventilation, can help to extend the roof’s lifespan.

Tree and Debris Damage

Trees and debris can significantly shorten the lifespan of a roof. Dense shade from trees can make it difficult for the roof to dry out, leading to moisture accumulation and potential damage. Overhanging branches can cause damage when they fall or rub against the roof during storms. Regular maintenance, such as trimming tree branches and clearing debris, can help prevent damage to the roof.

Maintenance and Repair

Regular maintenance and repair are crucial for extending the lifespan of a roof. Homeowners should schedule yearly inspections and address any issues promptly to prevent damage and extend the roof’s life.

Regular Inspections

Regular inspections can help identify potential issues before they become major problems. Homeowners should check for:

• Missing or damaged shingles
• Clogged gutters and downspouts
• Damaged or missing flashing
• Signs of wear on siding and trim

Repairing vs. Replacing

When it comes to repairing or replacing a roof, homeowners should consider the age and condition of the roof, as well as the cost of repairs. If the roof is nearing the end of its lifespan or has significant damage, it may be more cost-effective to replace it entirely.

Warranties and Life Expectancy

Warranties can help protect homeowners’ investments and cover costly roof repairs. Reputable roofing companies and high-quality roofing materials typically have longer warranties. (Keep keywords: roofing materials)

Manufacturer Warranties

Manufacturer warranties can vary in length and coverage, but they typically last between 20 to 50 years. Homeowners should carefully review the warranty terms and conditions to understand what is covered and for how long.

Signs You Need a New Roof

It’s always good to be prepared as a homeowner and start budgeting for when you’ll eventually need a new roof. Recognizing the signs that indicate the end of a roof’s lifespan can help you plan for a roof replacement. You don’t want this investment to sneak up on you, no matter what roofing material you ultimately choose to go with.

Keep your eyes peeled for these common signs of roof damage that indicate when shingles need to be replaced. Alternatively, if you schedule regular roofing inspections (as you should), and your roofing contractor mentions any of these issues, it could be time to replace your roof:

• Missing, curling, or cracked shingles
• Shingle granule loss
• Interior water stains
• Moss or algae growth
• Rusted or dented metal roofing
• Rotted wood shakes
• Cracked tiles
• Pooling water on flat roofs
• Recurring ice dams or clogged gutters
• Sagging roof deck

Some of these issues can be fixed with repairs, especially if your roof is still young (less than 10 years). However, if the problems are widespread or you’ve already made a few repairs to your roof, it’s likely time for a roof replacement.

An experienced roofing contractor will be able to help you find the right material for your new roof based on the longevity and price range you want. Additionally, if the roofing company offers financing options, you can more easily purchase a higher-end material with a longer lifespan.

Get a Durable New Roof With Help From ARCH Exteriors

If you’re in the market for a new asphalt shingle, cedar shake, or flat roof in Maryland, your best bet is to work with the highly-skilled local team at ARCH Exteriors. Choosing durable materials can significantly extend your roof’s lifespan. Our contractors have the industry experience required to help you make the best decision for your home.

We’ll walk you through our material offerings, lay out a detailed price estimate, and help you match the perfect color to your siding. It’s our top priority to install a high-quality roof that lasts for decades, and we stand behind our work 100% with great financing options and unbeatable warranties.

Reach out today to schedule your free quote!