No one likes to have to replace a roof. It is a costly repair, albeit a very important one. Probably the top question we’re asked when we install a new roof is, “How long does a roof last?”
The average shingle roof should last about 20 years. It all depends on how you take care of it, how old it is, how often the weather changes in your area, and (believe it or not) how bad the air quality is. But there are also factors that can make your roof more vulnerable to deterioration like how many layers of shingles are on top of each other or if some nails have been hammered at an angle rather than straight down. When you need a new roof, be sure to consult with a professional to get the best advice for your home.
Most people only think about their roof when there is a problem. It’s important to be proactive about roof maintenance and understand the signs that it might be time for a replacement. Here are a few reasons you might need to replace your roof:
- The roof is more than 20 years old – According to the National Roofing Contractors Association, the average lifespan of a shingle roof is 20 years. If your roof is older than that, it’s very likely that it needs some repairs or even a full replacement.
- There are missing or damaged shingles – If there are missing or damaged shingles, it can lead to water damage and leaks in your home.
- The roof is leaking – Leaks are the easiest way to spot roof damage. If you spot any leaks or discoloration, there’s a good chance that your roof is damaged and needs to be replaced.
- The shingles are wearing down – The granules on shingles wear off over time and edges of old shingles can begin to break down. Sometimes, these things can be difficult to see if you aren’t exactly sure what to look for. Granule loss can usually be seen in gutters when you do your annual gutter cleaning.
- There are multiple layers of shingles – It used to be standard practice to have up to 3 layers of shingles before re-roofing your house. However, most states today only allow 2 layers of shingles on your home for fire safety purposes. If you buy a home that has more than two layers, it’s probably a good idea to strip off the old shingles, examine and replace any damaged sheathing, and do a roof replacement.
There are a few factors that play into how long a roof will last. Here are a few of the most important ones:
- The climate – The climate can have a big impact on how long a roof lasts. A warm, sunny climate with lots of heat tends to break down shingles faster than those in colder climates.
- The material – Not all shingles are created equal. Some shingles are just better than others due to their thickness and the technologies with which they are made. Likewise, some shingle materials, like asphalt, tend to not last as long as others, like synthetic shingles or metal shingles.
- The installation – If the roof isn’t installed properly, it won’t last as long as it should. Make sure you hire a qualified professional to install your new roof.
- Weather events – Of course, storm damage from strong winds, hail, or ice can dramatically alter the longevity of a roof.
Even though the average roof lifespan is 20 years, this number can vary depending on the type of roofing material used. For example, a roof covered in architectural shingles can last anywhere from 25-30 years, while a roof covered in 3-tab shingles might only last around 15-20 years. Synthetic shingles often have the longest life expectancy, at around 30-40 years. Keep in mind that these numbers are just averages, and your roof may last longer or shorter than this depending on a number of factors.
If you suspect or are uncertain whether your roof is in need of replacement, be sure to consult with a professional to get the best advice for your home. In the meantime, here are a few tips for how to prolong the life of your current roof:
- Clean your roof regularly. This includes removing any debris, such as leaves or branches, from the roof. It’s also important to clean out your gutters regularly so that water can flow freely.
- Make sure there is proper ventilation. Your roof needs airflow in order to stay cool and dry. If there is too much moisture, it can cause the shingles to rot.
- Keep an eye on your roof and ceilings for any signs of damage. If you spot any leaks or discoloration, there’s a good chance that your roof is damaged, so have it checked out immediately by a professional.
Regular roof inspections can help you discover roof problems before they grow into larger problems. Most roofers offer free inspections.
So, as you can see, it’s difficult to pinpoint how long a roof will last for any given home because there are so many factors that come into play. The average lifespan of a good architectural shingle is 25-30 years but could be shorter in some climates or if the installation process was not done properly.
If you’re uncertain about your roof and how it should be maintained, consult with a local professional who can assess its condition and offer advice on how best to prolong the life of your current roofing material.
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