Key takeaways
- Short answer: Asphalt shingle roofs last about 15–30 years (3-tab 15–20, architectural 25–30), metal roofs 40–70 years, and tile or slate 50–100+ years.
- Architectural shingles: 25–30 yrs
- Metal: 40–70 yrs
- Tile/slate: 50–100+ yrs
- Typical roofing cost: $6,700–$25,000 per roof replacement.
Lifespan by material
| Material | Typical lifespan |
|---|---|
| 3-tab asphalt | 15–20 years |
| Architectural asphalt | 25–30 years |
| Cedar shake | 20–30 years |
| Metal | 40–70 years |
| Clay or concrete tile | 50+ years |
| Slate | 75–100+ years |
What shortens a roof's life
- Poor attic ventilation that bakes shingles from below
- Hail and high-wind events
- Clogged gutters and ice dams
- Overhanging branches and moss
- Installation shortcuts like too few nails
Related questions
Can a roof last 50 years?
Metal, tile and slate roofs can. Asphalt shingle roofs rarely exceed 30 years.
How often should a roof be inspected?
Once a year and after major storms. Fall inspections catch problems before winter.
Does a roof warranty mean it will last that long?
No. Shingle warranties are often prorated and exclude storm damage and poor ventilation. Workmanship warranties from the installer matter just as much.
Other roofing questions homeowners ask
How much does it cost to replace a 2,000 sq ft roof?
A 2,000 sq ft roof is about 20 squares (often 22–24 with pitch and waste). With architectural shingles, plan on roughly $6,700–$25,000, with most jobs near the middle of that range.
What does a new roof cost per square foot?
Architectural asphalt shingles typically run about $4.50–$12.50 per square foot installed, steel roofing about $4.50–$17 and tile about $5–$18. Roofers usually quote per square (100 sq ft).
How much does a roof inspection cost?
Independent roof inspections commonly cost a few hundred dollars. Many roofers inspect free after storms, but an independent inspector has nothing to sell you.
Will insurance pay for a new roof after hail?
Usually, if hail or wind caused sudden damage and your policy covers it. You pay the deductible, which is often a percentage of dwelling coverage in storm-prone states. Normal wear and old age are not covered.
Can you put a new roof over old shingles?
Many codes allow one overlay on a single layer of asphalt shingles, but a full tear-off is usually better. It exposes rotted decking and is preferred by many manufacturers and insurers.
Do I need a roof repair or a full replacement?
Repair when damage is limited to a small area on a roof with plenty of life left. Replace when the roof is near the end of its life, has widespread curling or granule loss, or leaks in several places.
Is a metal roof worth the cost?
For owners staying 15 years or more, often yes. Metal lasts 40–70 years and resists wind and fire, but it costs significantly more up front than shingles.
What is the best time of year to replace a roof?
Late spring through fall works best in most climates, and fall is often the least busy season. Shingles need warm days to seal properly.
Roofing at a glance
Timeline
Most homes are re-roofed in 1–3 days. Large, steep or tile roofs take longer.
Permits
Most cities require a re-roofing permit and a final inspection. Your roofer should pull it.
DIY or pro?
Inspect from the ground with binoculars and keep gutters clean. Walking the roof, repairs and replacement are jobs for an insured pro.
What roof replacement and repair costs
Roof replacement typically costs $6,700–$25,000, and most homeowners spend about $14,000 for a 2,000 sq ft roof with architectural shingles. Metal, tile and slate cost more but last much longer.