You’ve had your roof for a while. Maybe it’s nearing the end of its expected lifetime and you’re wondering if it’s time to replace it. But how often should you replace your roof?

The answer is it depends on the type of roofing you have. An asphalt shingle roof typically requires replacement every 20 years or so, although some premium asphalt shingles can last for up to 40 years. Metal roofs need to be replaced about every 50 years.

If your roof is starting to degrade, it’s better to address it now rather than later. A damaged or aging roof can cause leaks, rot, and other problems that will increase your costs down the road.

Below are 12 signs it may be time for a new roof, along with some tips on repairs versus replacement.

In This Article

Average Lifespan of Different Types of Roofs

Some roofs reach the end of their expected lifespan faster than others. The biggest factor affecting lifespan is the materials used to build your roof. Metal is more durable than asphalt shingles, for instance, while slate is the longest-lasting material available.

The average lifespans for various types of roofs are as follows:

Roofing Material	Average Lifespan
Asphalt Shingles (3-Tab)	10 to 20 years
Asphalt Shingles (Architectural)	20 to 30 years
Asphalt Shingles (Premium)	25 to 40 years
Metal Roofing	Up to 50 years
Clay Tiles	50+ years
Concrete Tiles	50+ years
Slate Tiles	50 to 150 years
Wood Shakes	40 to 50 years
Wood Shingles	25 to 30 years
Rubber Roofing	40 to 50 years

Shingles

3-tab asphalt shingles: These are the most economical shingles, but they also have the shortest lifespan. Typically, they last 10 to 20 years, though if well maintained or in mild climates, they can sometimes last longer.
Architectural shingles: These are more durable than 3-tab shingles, but they are heavier and consist of more layers. On average, they will last 20 to 30 years.
Premium shingles: Also called luxury shingles, these are the best shingles you can buy. They are also more expensive but will last 25 to 40 years.
Wood shingles: These are made of natural wood, and their lifespan depends on the type of wood. Wood shingles generally last 25 to 30 years.

Metal Roofs

General metal: Metal roofs come in a variety of options, with some lasting longer than others. All types of metal roofing have a longer life expectancy compared to asphalt roofs. Copper roofs, for instance, last much longer than tin or aluminum—50 to 100 years. A steel roof is a good middle-of-the-road option and can last up to 50 years. In general, you can expect a metal roof to last around 50 years.

Tile Roofs

Clay tiles: Made of molded clay, these tiles hold up well in extreme weather. They can last for 50 years or more.
Concrete tiles: Made of cement, these tiles are also durable and long-lasting—50 years or more.
Slate tiles: The longest-lasting roofing material, slate tiles last 50 to 150 years. They are highly resistant to extreme weather damage, fire, fungi, and mold.

Wood Shakes

Wood shakes: Wood shakes are in a class by themselves. They are made from wood but are thicker than wood shingles. Thus, they are more durable and have a longer lifespan. Cedar shakes, for instance, can last 40 to 50 years.

Rubber Roofing

Rubber roofs: Also in a class of their own, rubber roofs are made of recycled rubber tires and other plastics. Though cost-effective and durable, they can look flat and dull. Expect a rubber roof to last 40 to 50 years.

Factors That Affect Roof Lifespans

Though the above figures give you a general idea of how long your roof will last, other factors also play a role.

Installation: Proper installation gives your roof the chance to last as long as possible. Installation mistakes, on the other hand, can lead to premature wear and tear.
Weather: Roofs in milder climates will naturally last longer than those in areas where extreme weather events are common.
Sun exposure: Heat and radiation from the sun can damage a roof over time. Climates with intense sun may accelerate deterioration, though some roofing materials withstand sun exposure better than others. Metal roofs can even improve your home’s energy efficiency.
Ventilation and insulation: If your roof has the proper ventilation, it will be better able to withstand temperature differences. If not, the sun’s heat may increase temperatures to the point that it damages your roofing materials. Inadequate insulation, as well, can lead to high attic temperatures.
Roof slope: Roofs with a steeper slope will have an easier job shedding water. Flatter roofs are more vulnerable to wear and tear from water pooling or stagnation.
Maintenance: Regularly inspecting your roof for damage—and repairing any problem areas as soon as you can—may extend the life of your roof.

12 Signs It May Be Time to Replace Your Roof

Changes to your roof typically occur over a long period. There may be one day, however, that you come up the driveway and you see it. That dark spot near the edge, or that missing couple of shingles over there.

Suddenly, your roof is prominent in your mind. It’s time to consider the question: Should you replace it?

Here are 12 signs that suggest your roof needs your attention now!

Water Damage

If you see signs of water damage, you may have a leaky roof, which should be addressed immediately. If you don’t get it fixed, water leakage can lead to mold, moss buildup, rot, and structural damage.
Keep your eye out for:

Dark spots or discoloration on the ceiling
Brown, yellow, or gray stains on the ceiling or the siding outdoors
Peeling paint on the walls and/or ceilings

2. Problems In the Attic

You can climb into the attic yourself or ask a roofing contractor to do it for you. Check for signs of mold, rotting wood, damp rafters, or other damaged items. These most likely signal water leakage.

Another way to check is to turn the light off and look around. Do you see sunlight? Feel a breeze? If so, you may have cracks or holes in your roof. Try to find the source. Maybe you can repair it. If not, it may be time to replace the roof.

3. Collection of Granules

The granules on top of shingles offer a textured look while protecting the materials underneath. As your roof ages, those granules can loosen and start to fall off. Without them, the sun can bake the shingles and cause them to deteriorate.

Check the ground around your home and inside the gutters and downspouts. If you see collections of granules—or “grit in the gutter,” as they are sometimes called—that’s a sign that your roof may need to be replaced. Bald spots on your roof are also a sign that many of the shingles have lost their granules.

4. Broken, Cracked, or Curling Shingles

Speaking of shingles, if you notice that they’re not looking as flat and uniform as they used to, it may be time to call a roofing inspector.

The edges may appear curled like they’re no longer properly attached. Shingles like these are more likely to be blown away the next time you have a strong wind, leaving your roof exposed to the elements.

You may also notice “clawing,” which occurs when the center of the shingle lifts while the rest stays down. That’s also a sign of damage, potentially from extreme temperature changes, poor ventilation, or age.

So-called “cracked” shingles signal prolonged expansion and contractions due to temperature differences. Over time, the shingles tear. From the ground, they appear cracked. These cracks can then lead to leaks and structural damage.

If you have only a few cracked or curled shingles, they may be able to be repaired or replaced. But if you see a lot of them, it may be best to schedule a replacement.

5. Missing Shingles

High winds can sometimes whip shingles completely off your roof. If you live in an area that frequently gets severe winds, check your roof. Again, if you have only a few missing shingles, those can be replaced.

Do so as quickly as possible, as missing shingles allow water to seep into the roofing structure. This can cause rotting wood, mold, leaks, and other damage. If many shingles are missing and your roof is old, talk to your roofing contractor about a roof replacement.

6. Missing Flashing, Gutter Guards, or Fascia

Other roofing components—such as flashing, gutter guards, or fascia—may also be missing. If so, consider that a red flag.

The flashing and gutter guards help your roof shed water, while the fascia supports the lower edge. If these are failing, it’s a sign that your roof needs your attention.

Check as well for any gaps in the flashing around your vents, skylights, and chimney. The flashing in these locations helps fortify against leaks. Flashing can deteriorate over time, and may need to be replaced before the rest of your roof.

7. Sagging Roof

If you notice that your roof is sagging, you’ll want to address the problem as soon as possible. Trapped moisture has most likely rotted away boards underneath the roof.

If it’s not fixed, it will continue to cause further damage to your home. Look for signs of trapped moisture, rotting boards, or sagging spots, or ask your roofing inspector to do so.

If you’re not sure whether your roof is sagging, stand across the street from your house and look at it from various angles. Your roof should look straight along its lines.

8. Moss, Mold, Algae, or Fungi

If you see signs of moss, mold, or fungi around your roof, that most likely indicates that you have trapped moisture up there. These growths are more common in humid climates.

You could clean it off and find that the rest of your roof is fine. But it could also be that there are issues with the underlying structures. It’s usually best to contact a professional to determine what may be going on.

9. Your Neighbors Are Getting New Roofs

If you live in a subdivision or housing development where most of the homes were built about the same time, it pays to watch what your neighbors are doing.

New roofs going up around you may indicate that your roof, too, has reached the end of its lifespan. At the very least, use these occurrences as an excuse to get your roof checked.

10. Severe Weather Damage

If you just experienced a bad storm, it’s wise to check your roof. Even if it’s fairly new, high winds, hail, ice storms, tornadoes, and hurricanes can cause extensive damage.

It’s possible that you could repair it, but do check it out. Act fast if you suspect a problem, as if another storm pours rain or snow on a damaged roof, you could be dealing with more extensive damage.

11. Rusted Roof Valleys

A roof valley is typically a V-shaped metal channel found in the folds of your roof. It helps encourage water to flow off the roof and into the gutter.

If you notice rust on a valley, check it out carefully. It may need to be replaced. If you don’t fix it, it could allow water to leak into your home.

12. Your Roof Has Reached Its Expected Lifespan

Considering the expected lifespans of different types of roofs, as listed above, ask yourself: How old is my roof?

If you’re not sure when it was installed, you can check home improvement records to find out.

If it is close to reaching or has reached its expected lifespan, it’s time to consider a roof replacement.

That doesn’t mean you have to right away. But it is a good idea to look it over and see how it’s doing. If you see signs of damage, you can start planning for a new roof now.

What If There Are No Signs of Damage, But the Roof Is Old?

If your roof has reached or gone over its expected lifespan—but it looks fine to you—you may wonder how to proceed.

Do you still need to replace it right away, or can you simply keep an eye on it?

Your best approach is to hire a reputable roofer to get up there and look around. It can be difficult to see signs of damage from the ground.

Even if you’ve examined the roof yourself, you may have missed warning signs that a roofer will more easily detect.

Taking this step can benefit you in several ways:

You may be able to repair any problems, extending the life of your roof.
You may be alerted to issues that could cause problems soon, giving you time to prepare for a replacement.
You may find out that your roof will be fine for a few years more, giving you peace of mind.

Contact Erie Home today to learn about your roofing options and get a free consultation and estimate to help you make an informed decision.

Frequently Asked Questions

How do I know if my roof is rotting?

A rotting roof is nearly impossible to see just by looking at it. You can look for other signs, though, such as the following:

Moss and mold growth
Debris (like grit) in the gutters
Sagging or sunken roof
Damaged flashing
Ice dams in winter

Can I just repair my roof for now?

If your budget is already strained and you really can’t afford a new roof right now, you may wonder about repairing it instead.

In most cases, if the damage is limited to a small area or just one section of the roof, you can address it with repairs, which could save you money for now.

If the damage is extensive, though—or if your roof has reached the end of its expected lifespan—repairing it now could cost you more money in the long run. You will likely have to do a replacement soon after to protect the integrity of your home.

Is it cheaper to put new shingles over old shingles?

The short answer is yes—it is cheaper to install a new layer of shingles over an old layer. That’s because you don’t have to pay for removal or clean-up, and installation is quicker, which lowers labor costs. In general, a “roof overlay,” as it’s called, will save you time in replacing your roof and will cost you less.

This option may be a good one if you are planning to completely replace your roof within the next 5-10 years, and you’re just looking for a stop-gap measure to keep it safe in the meantime.

There are several disadvantages to this approach, though. They include the following:

Increased costs later: When you do replace your roof later on, it will cost you more as the installers will have to remove two—rather than one—layers of old shingles.
Lower quality: If your current roof is in near-optimal condition, adding shingles over the top may be okay. But if you don’t pull off the old shingles, there’s no way to inspect the roof underneath to catch any potential problems. An experienced roofer may still be able to spot signs of damage, but in general, an overlay will be a lower-quality roof.
Additional weight: Adding another layer of shingles to your roof adds more weight. In most cases, your roofer will need to make sure your roofing structure can manage the additional pounds. If your home is older or suffering from other structural problems, an overlay isn’t a good idea.
Complex maintenance: If you need to make repairs to your roof in the future, it can be trickier with an overlay. That extra layer makes it harder for roofers to determine the origin of problems, like leaks, which may increase your maintenance costs.
Appearance: In general, an overlay just doesn’t look as good as a brand-new roof. The first layer of shingles most likely has suffered some wear and tear and could affect the look of the new shingles even if your roofer installs it correctly.
Shorter lifespan: An overlay will always have a shorter lifespan than a new roof. A roof with two layers of shingles holds in more heat, which can speed deterioration. Any leftover damage that was unseen underneath will also affect how long the roof lasts.

If you’re thinking of placing a metal roof over a shingle roof, the same factors apply.

Which roof lasts the longest?

Slate tiles by far last the longest of any type of roofing materials. They have a life expectancy of 50 to 150 years. Second to these are clay and concrete tiles, which last 50 or more years.

What does a bad roof look like?

Many times, if your roof is “going bad,” you will see signs such as those listed above. These include stains and streaks on your ceilings, walls, or siding, moss and algae growth, missing or damaged shingles, damaged flashing, and sagging.

If you’re not sure how extensive the damage is, contact a reputable roofing contractor for an estimate.

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How Often Should You Replace Your Roof? 12 Signs to Look For