If you’ve been living in your home for a while, you might be wondering how much longer your roof has left. Or maybe you already know that you need a new roof, but you’re feeling lost about who and what to pick and want to assess the long-term value of this investment.
If you’re not sure how much longer your roof will last, you’re probably worried about expensive repairs or unexpected replacements. These costs can add up quickly, and the last thing you want is to have to unexpectedly pay a bunch of money for an issue on your roof that you didn’t even know existed.
We at RoofSmart educate hundreds of customers every year on why their roofs didn’t last as long as they should have. In addition, we help them compare the lifespans of different roofs so that this time around they can find the one that works best for them using our SmartMatch Needs Analysis.
In other words, we’ve had lots of opportunities in all our years in business to help folks like you answer this question in a variety of ways. And now, we’d like to use this article to help you figure out how long your roof (new or old) should last.
This article will inform you about the average expected lifespans of a variety of roof types. It will also go over:
- Factors that impact the lifespan of a roof
- What you as a homeowner can do to extend the life of your roof
- Signs that your roof is ready to be replaced
By the end of this article, you will know if your roof is at the end of its life, and how to ensure that your next roof thrives for as long as possible.
What are the average lifespans of different types of roofs?
This table displays a wide range of roof options. Some like asphalt shingles or metal roofs are very common because they are more affordable, whereas slate and tile are not as common because they are very expensive.
The lifespans of the roofs listed here are averages of how long the roofs will last in a rainy climate with a lot of moisture, such as the Seattle area.
| Roof Type | What is it made of? | Average Lifespan |
|---|---|---|
| Asphalt shingles | Mix of asphalt and limestone with a layer of granules on top | 15-25 years |
| Metal (panels) | Most common is steel, though some are aluminum or copper | 50 years |
| EuroShield | Made from recycled tires | 40-50 years |
| Premium Cedar Shake | Canadian old-growth clear grain cedar wood – this is the highest grade of shake roof | 50 years |
| Lower-grade Shake | Made of pine or American Cedar | 15-20 years |
| Clay Tile | Clay | 100+ years |
| Concrete Tile | Concrete | 30 years* |
| Slate | Slate | 200-300 years |
| Metal tiles: Stamped | Steel | 40-50 years |
| Metal tiles: Stone- coated | Steel with stone coating | 30-40 years |
*Concrete tile is vulnerable to moisture, so its average lifespan for a more dry climate would be higher.
What are the factors that impact how long a roof lasts?
Maintenance
Roof maintenance is a crucial factor in ensuring that your roof stays in great condition for as long as possible. Neglecting regular maintenance can lead to premature degradation of the roof.
In general, maintenance is the same for every type of shingle. Two of the most common things that degrade a roof in the Seattle area are moisture and falling leaves or pine needles.
Degradation from falling debris is easily preventable with regular maintenance. This means keeping an eye on your roof and clearing off any build-up as you notice it. This is most important for asphalt shingles and shake roofs.
Asphalt and concrete roofs are susceptible to moss growth when exposed to excessive moisture. Treating moss growth to prevent it from spreading is the other type of maintenance that will keep your roof in good condition for longer.
If you notice moss growing on the roof (which is common with asphalt shingles, stone-coated metal tiles, and concrete tiles), you’ll want to call in a specialist to get it treated immediately.
The advantage to metal panels, clay tiles, slate, and metal tiles is that they hold up really well with debris and moisture on the roof so you don’t have to worry about maintenance and upkeep as much. Asphalt shingles require consistent maintenance and easily get worn down in rainy conditions and wooded areas.
Protective coatings
UV rays are another factor to consider because they are incredibly harsh on shingles. Most shingles require a protective coating or layer to help keep UV rays from damaging them.
Different types of shingles have different protective coatings and layers that increase their lifespan. Without them, roofs would not last as long.
For example, the layer of granules on top of asphalt shingles is there to protect them from UV rays. Once those granules all fall away, the asphalt is vulnerable and will wear down at a much quicker pace.
Metal panels made of steel require a galvanized base layer to protect them from UV rays as well. Without this, a steel roof will deteriorate quicker and won’t last 50 years.
Shake roofs are pressure-treated to help protect them from the sun and from moisture.
Improper installation
You can have top-tier shingles made of the best material out there, but if it is installed poorly it will not work right and can cause the roof to fail long before it gets to the end of its expected lifespan.
Most of the roofs that we repair or replace at RoofSmart are not actually worn out. Our customers are facing issues with their roofs due to poor installation practices that prevent the roof from performing at its peak capacity. In other words, their roof failed prematurely.
Poor installation practices vary widely, but they often come as a result of the roofing contractor cutting corners or doing something wrong because they don’t know how to do it.
For example, a roofing contractor might do a poor job installing the protective layer of flashing (which is meant to close gaps to prevent leaking) around the roof edge so that water is actually falling behind the siding rather than off the roof into the gutter. Or, this could cause the water to drain onto a lower level of the roof, rather than into the gutters.
Both of these things can cause rotting wood in the roof and the siding, mold, and leaks all over.
Here is an example of a recent siding job that we did, triggered by issues with the roof leaking down inside the wall:
The water was leaking down behind the siding, causing the wood to rot. This is a very extreme example, yet regretfully common. As you can see, from a casual look it seems like there was nothing wrong because the outer part of the siding still looked good.
Leaking can easily go on for a long time and get to this point because from the outside everything looks fine. The same level of rot and damage can happen underneath shingles.
How can I expand the lifetime of my roof?
In terms of maintenance, the best thing you can do to keep your roof in good shape is to remove anything that will trap moisture. This means keeping the gutters clean, keeping loose debris off the roof, and trimming tree branches back so they’re not overhanging the roof.
If you have the opportunity to build or redesign your roof, there are some structural elements that can be implemented to help your roof function at its best. For example:
- Avoid “dead valleys”, which are roof areas that come together and have nowhere to drain properly, resulting in ponding water. You might also end up needing to reroute your gutter system so that it does not pour out onto the roof. Pooling water is never good on a roof!
- It’s also important to ensure that your roof has proper ventilation. If the roof does not have good airflow, this can lead to internal problems like mold.
How do I know when my roof needs to be replaced?
Even if you take good care of your roof, all good things must come to an end. Eventually, your roof will reach the end of its life. It is best to know what to look for so that you can be sure when it’s time to replace your roof.
Here are some warning signs that your roof is worn out:
- Excessive moss growth
- Leaks in your ceiling
- Shingles blowing off, or any exposed wood or tar paper
- Ghosting – where you see dark trails on the ceiling in line with your ceiling joists
- Asphalt shingles losing mass amounts of granules
The following images show what excessive moss growth and excessive granule loss look like:
From Knowledge to Action: Taking Control of Your Roof’s Longevity
After reading this article, you understand not only how long different roofs last on average, but also what factors can change the lifespan of a roof.
Instead of feeling lost or unsure about what’s going on with your roof or why it’s giving out, you have the knowledge to thoughtfully assess the situation. Whether you’re figuring out if your roof is at the end or making a plan for maintaining your new roof, you can approach it with confidence knowing that you’re well prepared. Are you concerned that you might need some work done on your roof, but not sure if you should repair it or replace it? Check out our article that helps you decide when repairing or replacing is the best option for you.
Topics:
