Your roof is one of the most important structural elements of your home. It protects your home from rain, snow, and extreme temperatures and ensures that moisture doesn’t get in. So, at what age should you replace your roof?
While most roofs last around 20-25 years, there are other aspects to consider. If you’re unsure when it is time to replace your roof, this article will help you get a clearer picture.
How often should roofs be replaced?
As a homeowner, it’s natural to want to know when your roof should be replaced. After all, it’s no small feat – both in cost and scope. For this reason, many property owners try to postpone replacement as long as possible. However, there comes a point when it’s no longer safe.
It’s not easy to answer the question, ‘At what age should you replace your roof?’ because it depends on the type of roofing material used and how well you’ve maintained it. Not all roofing materials are equal – some have short lifespans, while others can keep your home safe for decades. Let’s compare different materials and their longevity.
- Asphalt shingles. Generally, you can expect an asphalt roof to last from 15 to 30 years. However, as you may know, asphalt shingles also come in different options. 3-tab shingles are more affordable and have a shorter lifespan, while architectural shingles tend to last longer. If your budget isn’t a worry, you can opt for luxury shingles, which are more durable and sometimes last up to 50 years.
- Tile roofing. Whether you choose clay or concrete roofing, it can last up to 50 to 100 years, depending on conditions.
- Metal roofing. Another great option that offers excellent durability is metal roofing. Aluminum or steel roofing typically lasts as long as 50 years. If you opt for a premium material, such as copper, it might have an even longer lifespan – up to 70 years.
- Wood shingles or shakes. Homeowners who prefer a more natural appearance tend to go for wood shingles or shakes. Generally, these materials will stay in tip-top shape for 25 to 30 years; however, they might last even longer in drier climates.
- Slate. According to experts1, slate is the longest-lasting roof material. In fact, it boasts a life expectancy of 150+ years!
As a general rule of thumb, once your roof’s age reaches around 80-85% of its lifespan, you should start planning and budgeting a roof replacement. This will make the process less scary.
Likewise, it’s important to remember that every insurance company has its own rules. While some may insure your home with a 15-year-old roof, for others, it will be a hard “no.”
Other signs to watch out for
Damaged shingles
One of the most obvious signs your roof is reaching the end of its lifespan is cracked, curling, or missing shingles. If you notice this, it’s time to think about a roof replacement as soon as possible.
Sagging and vegetation growth
Take a look at your roof (or better yet, schedule a roof inspection). Do you see any moss, mold, or fungi? Does it seem like your roof is sagging? What about insulation in your attic? If you notice moisture, your roof might be leaking.
While minor damage doesn’t always require a full roof replacement, these signs should prompt you to consult a professional.
Rust in your roof valleys
The V-shaped metal channel in your roof is critical for preventing rain and snow from getting into your gutters. If you see that parts of it have rust, there’s an increased risk of your roof leaking.
Missing granules
If you have an asphalt roof, you have to pay attention to sections of missing or reduced granules. Although some granular loss over time is perfectly normal, losing large quantities means your roof is no longer protected from water, ice, and debris.
Final thoughts: At what age should you replace your roof?
No matter what material your roof is made of, there will come a time for a roof replacement. As your roof ages, damage (even seemingly minor) will have a larger impact on its integrity. That’s why it’s so critical to find a trusted roofer and do regular roof inspections, especially toward the end of its days. Until you get an expert’s opinion, you won’t really know what your roof needs.
At American Home Contractors, we have decades of experience working with roof repairs and replacements. Don’t wait until a small issue turns into a costly repair. Contact our team today for a professional roof inspection.
Fact Checked by Lita Legzdina on 05/16/2025
Sources
- National Association of Home Builders. (n.d.). NAHB: National Association of Home Builders. https://www.nahb.org/ ↩︎