Guide · 2026
How long does a roof last?
How long does a roof last?
About 20 to 30 years for asphalt shingles (20 for 3-tab, 30 for architectural), 40 to 80 years for metal, 60 to 150 for slate and 100+ for clay or concrete tile, on InterNACHI's life-expectancy chart. Weather, design, material quality and maintenance move any roof up or down that range (InterNACHI).
Roof lifespan by material
| Material | InterNACHI (years) | Other sources (years) |
|---|---|---|
| 3-tab asphalt shingles | 20 | Metal Roofing Alliance: asphalt 12 to 20 |
| Architectural asphalt shingles | 30 | This Old House: asphalt 15 to 30 |
| Metal | 40 to 80 | Metal Roofing Alliance: 30 to 50+; McElroy: 50+ |
| Wood shakes and shingles | 25 | Cedar Shake & Shingle Bureau: 30 to 40 |
| Clay or concrete tile | 100+ | This Old House: clay and slate 50 to 100+ |
| Natural slate | 60 to 150 | National Slate Association: some over 200 |
| TPO (flat roofs) | 7 to 20 | Carlisle warranties run up to 30 (a warranty, not a lifespan) |
| EPDM rubber (flat roofs) | 15 to 25 | EPDM Roofing Association survey: at least 38 |
Sources disagree because they measure different things: an inspector's typical service life, a manufacturer's product claim, or a trade association's survey. Treat the ranges as a guide to when to start watching, not a date the roof will fail.
Cost per year of roof life
A longer life can make a pricier roof cheaper over time. On a 2,000 sq ft single-story home at US-average labor, a typical architectural shingle roof is $17,967: about $599 a year over InterNACHI's 30 years. Standing seam metal is $36,414: about $910 a year at the low end of InterNACHI's 40 to 80 years and $455 at the high end. See metal roof vs shingles.
Signs you need a new roof
Shingle makers Owens Corning and IKO list these warning signs:
- Shingle edges curled or tabs cupped.
- Bald spots where the granules are gone, or widespread granule loss and brittleness.
- Cracked shingles.
- The roof is at least 20 years old, or looks old and worn.
- Neighbors are getting new roofs.
- Repeated leaks traced to the roof, or several patched sections.
- Inside the house: water stains, paint damage or mold.
Owens Corning also lists dark streaks, and notes that moss can hold moisture against the roof surface and, in freezing climates, damage the granules over time. When in doubt, get a roof inspection.
What shortens a roof's life
- Poor attic ventilation. Heat and moisture trapped in the attic work on the deck and shingles from below; see the ventilation calculator.
- Hail and wind. Impact damage and lifted shingles; see hail damage to a roof.
- Poor installation. IKO lists poor prior workmanship as a reason to replace.
- Deferred repairs. A small leak left alone rots the deck; see roof repair cost.
When it is time: how much a new roof costs.
Sources for the figures on this page
3-tab asphalt shingles
- InterNACHI, Standard Estimated Life Expectancy Chart for Homes, retrieved 2026-09-28:
Asphalt Shingles (3-tab) | 20
- Metal Roofing Alliance FAQs, retrieved 2026-09-28:
the average lifespan of an asphalt roof is 12 to 20 years
Architectural asphalt shingles
- InterNACHI, Standard Estimated Life Expectancy Chart for Homes, retrieved 2026-09-28:
Asphalt (architectural) | 30
- This Old House, cost to replace a roof on a 2,200 sq ft house (page dated 2026-09-03), retrieved 2026-09-28:
Asphalt shingle roofs typically last 15–30 years, wood shingles and shakes last 20–30 years, and metal roofs can last 40–70 years.
Metal
- InterNACHI, Standard Estimated Life Expectancy Chart for Homes, retrieved 2026-09-28:
Metal | 40 to 80
- Union Corrugating Company, Benefits of Metal Roofing, retrieved 2026-09-28:
the expected lifespan of a low-slope, unpainted Galvalume® steel standing seam roofing (SSR) system — made from a 55% aluminum-zinc alloy-coated steel — is 50+ years.
- McElroy Metal blog, The Life Expectancy of a Metal Roof (page dated 2024-01-24), retrieved 2026-09-28:
Metal roofs can last for fifty years or more, outpacing a shingle roof's lifespan by decades.
- Metal Roofing Alliance FAQs, retrieved 2026-09-28:
a metal roof lasting 30 to 50+ years since metal roofs can often be repainted versus replaced
Wood shakes and shingles
- Cedar Shake & Shingle Bureau, Product FAQ, retrieved 2026-09-28:
The average life span is approximately 30 – 40 years.
- InterNACHI, Standard Estimated Life Expectancy Chart for Homes, retrieved 2026-09-28:
Wood | 25
- This Old House, cost to replace a roof on a 2,200 sq ft house (page dated 2026-09-03), retrieved 2026-09-28:
Asphalt shingle roofs typically last 15–30 years, wood shingles and shakes last 20–30 years, and metal roofs can last 40–70 years.
Clay or concrete tile
- InterNACHI, Standard Estimated Life Expectancy Chart for Homes, retrieved 2026-09-28:
Clay/Concrete | 100+
- This Old House, cost to replace a roof on a 2,200 sq ft house (page dated 2026-09-03), retrieved 2026-09-28:
Premium materials such as clay and slate can last 50–100 years or more with proper care.
- Eagle Roofing Products, Life Expectancy, retrieved 2026-09-28:
concrete roof tile is one of only three roofing materials that will last a lifetime
Natural slate
- InterNACHI, Standard Estimated Life Expectancy Chart for Homes, retrieved 2026-09-28:
Slate | 60 to 150
- National Slate Association, Common Myths About Slate Roofing, retrieved 2026-09-28:
with some slates having an expected service life of over 200 years
TPO (flat roofs)
- InterNACHI, Standard Estimated Life Expectancy Chart for Homes, retrieved 2026-09-28:
TPO | 7 to 20
- Carlisle SynTec, TPO Membrane (warranty context only), retrieved 2026-09-28:
With membranes up to 80 mils thick and industry leading warranties up to 30 years, Carlisle's TPO membrane provides enhanced long-term weathering characteristics
EPDM rubber (flat roofs)
- InterNACHI, Standard Estimated Life Expectancy Chart for Homes, retrieved 2026-09-28:
EPDM (ethylene propylene diene monomer) Rubber | 15 to 25
- EPDM Roofing Association, Survey, Research Confirm EPDM Roofing Membranes Last 38 Years (page dated 2026-03-23), retrieved 2026-09-28:
properly installed and maintained EPDM roofing membranes routinely deliver at least 38 years of service life
Signs you need a new roof
- Owens Corning Roofing, Do I Need a New Roof? (7 Signs) (page dated 2025-03-26), retrieved 2026-09-28:
1. Shingle edges are curled or shingle tabs are cupped.
- Owens Corning Roofing (page dated 2025-03-26), retrieved 2026-09-28:
2. Bald spots where granules are missing.
- IKO, How to Know if You Need a Roof Replacement (page dated 2026-05-13), retrieved 2026-09-28:
The roof is showing widespread granule loss and brittleness.
- Owens Corning Roofing (page dated 2025-03-26), retrieved 2026-09-28:
3. CRACKED SHINGLES
- Owens Corning Roofing (page dated 2025-03-26), retrieved 2026-09-28:
4. Your roof is at least 20 years old or looks old and worn;
- Owens Corning Roofing (page dated 2025-03-26), retrieved 2026-09-28:
5. Neighbors are getting new roofs.
- Owens Corning Roofing (page dated 2025-03-26), retrieved 2026-09-28:
6. Dark streaks.
- Owens Corning Roofing (page dated 2025-03-26), retrieved 2026-09-28:
it can hold moisture against the roof surface and over time in freezing climates can cause damage to the granules on the top of the shingles.
- IKO (page dated 2026-05-13), retrieved 2026-09-28:
Moss
- IKO (page dated 2026-05-13), retrieved 2026-09-28:
There have been repeated leaks that can be traced back to your roof.
- IKO (page dated 2026-05-13), retrieved 2026-09-28:
There are multiple existing patched sections.
- IKO (page dated 2026-05-13), retrieved 2026-09-28:
Prior workmanship was poor.
- IKO (page dated 2026-05-13), retrieved 2026-09-28:
8 Warning Signs You May Need a New Roof Leaks Water Stains Paint Damage Mold Moss Granule Loss Structural Problems Hail Damage
Written by the Thomas Town Digital editorial team. We match homeowners with roofers; we do not roof.
Roof lifespan questions
How long does a roof last?
It depends on the material. InterNACHI's life-expectancy chart gives 20 years for 3-tab asphalt shingles, 30 for architectural shingles, 40 to 80 for metal, 60 to 150 for slate and 100+ for clay or concrete tile.
How long does a shingle roof last?
InterNACHI rates 3-tab asphalt shingles at 20 years and architectural shingles at 30. This Old House gives 15 to 30 years for asphalt shingle roofs in general; the Metal Roofing Alliance says 12 to 20.
How long does a metal roof last?
InterNACHI gives 40 to 80 years. McElroy Metal says fifty years or more, and the Metal Roofing Alliance says 30 to 50+ years, noting metal can often be repainted rather than replaced.
At what age should a roof be replaced?
Owens Corning lists a roof that is at least 20 years old, or looks old and worn, as one of its signs you may need a new roof. Age alone is not a reason; condition is. Have it inspected when it reaches the typical life for its material.
What are the signs you need a new roof?
Curled or cupped shingles, bald spots where granules are missing, cracked shingles, repeated leaks, several patched sections, and water stains or mold inside, according to Owens Corning and IKO.