How Long Does a Roof Last? Lifespan by Roof Type

How long your roof lasts depends mostly on the material, how well it was installed, and the weather it faces. These are typical ranges:

• Shingle (asphalt): about 20 to 30 years
• Flat roofs: about 15 to 30 years
• Wood shake: about 25 to 35 years
• Metal: about 40 to 70 years
• Slate: often 75 years or more

What shortens a roof's life

• Poor attic ventilation, which traps heat and moisture.
• Clogged gutters that let water back up under the edges.
• Overhanging branches that scrape shingles and drop debris.
• Ice dams in winter.
• Skipping small repairs until they become big ones.

How to make it last longer

• Have the roof inspected every couple of years and after major storms.
• Keep gutters clean and trees trimmed.
• Fix loose flashing and missing shingles quickly.
• Make sure the attic is well ventilated and insulated.

When to start planning a replacement

If your roof is near the end of its expected life, start getting quotes before problems start. That way you can choose your roofer and timing instead of rushing after a leak.

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