How Long Does a Roof Last?
Updated: Oct 11
It's one of the first questions people ask: how long is my roof going to last? The real answer: it depends, and maintenance plays a big part. Here are the typical numbers, what wears a roof out early and how to make it last longer.
Typical lifespans
Roof type | Typical life |
|---|---|
Architectural shingles | About 30 years |
Older 3-tab shingles | About 20 years |
Metal roofing | 40 years or more |
Commercial flat roofs (TPO, PVC, EPDM) | Often 20 to 30 years, depending on thickness, install and upkeep |
These are averages, not promises. Two roofs put on the same year can age very differently, and the biggest difference is maintenance. A roof that gets checked and repaired regularly can last well past these numbers.
What wears a roof out faster
Freeze and thaw. Our winters melt and refreeze snow over and over, which works water into weak spots.
Ice dams. Snow melts, refreezes at the edge, and pushes water under shingles.
Poor attic ventilation. Trapped heat and moisture cook shingles from below and can rot the deck.
Hot, sunny summers. Sun dries out shingles and sealants over time.
Trees. Branches scrape off granules, and needles and leaves hold moisture.
Clogged gutters. Water backs up under the roof edge.
A poor install. Bad nailing, reused flashing or missing underlayment can cut years off a brand new roof.
Signs your roof is getting older
Granules collecting in your gutters
Curling, cracked or missing shingles
Dark streaks or moss
Leaks, ceiling stains or a musty attic
Daylight in the attic
Maintenance: how to make your roof last longer
Keep up with maintenance. This is the number one way to get a roof past its expected life. Regular inspections catch loose flashing, worn seals and missing shingles while they're still small, cheap fixes. We offer free annual or biannual inspections for homes and businesses.
Keep gutters clear, especially before winter.
Fix ventilation problems. Good airflow helps your shingles and your attic.
Consider rejuvenation. For qualifying shingle roofs, repairs plus a clear protective coating can add another 5 to 10 years.
Choose a good install when it's time to replace. The right system and a manufacturer warranty you can count on.
Learn more about our roof maintenance and roof rejuvenation services, or read Attic Ventilation: Is Your Attic Breathing?.
Not sure how much life your roof has left?
We'll inspect it top to bottom, show you photos, and tell you whether it needs a repair, rejuvenation or replacement. Sometimes the answer is that your roof still has years left.
Or call (509) 842-6611.
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