Posted April 30, 2025 | Anderson Roofing
When your roof has obvious storm damage or a major leak, the need for replacement is clear. But it’s not always that simple. If your roof is just getting older, it can be hard to tell when it’s time to replace it. A new roof is a major investment, and many homeowners find themselves walking a fine line. Replace it too early, and you miss out on the remaining life of your current roof; wait too long, and you risk costly damage from a roof that’s past its prime.
In the absence of visible damage, most homeowners look to age as a guide. So how long should a roof last? The general rule is around 20 years. If you know when your home was built or when the roof was last replaced, that’s a good place to start. It’s important to remember, though, that a roof’s lifespan isn’t one-size-fits-all. Materials, climate, installation quality, and maintenance all play a role in how your roof ages. That’s why it’s important to consider several factors when deciding whether it’s time to start planning for a new roof.
There are several types of roofing materials, and they impact how long your roof will last. Most homeowners in this area have asphalt shingles, which can last between 15-30 years. Roofs usually come with a material warranty of up to 25 years. If you don’t know what kind of roof you have, we can help.
In most cases, you can start looking for signs of age in an asphalt roof around the 15 year mark, and plan for replacement around 20. The materials do make an impact on longevity. Basic asphalt shingles, commonly used because they are the most affordable, have a 15-20 year lifespan, but midgrade and premium shingles will extend that lifespan and can still function well over 30 years after professional installation.
While asphalt shingles are the most common roofing material, there are other options. A metal roof can last between 40 and 70 years, although your initial investment will be substantially higher.
Beyond the materials used, there are several factors that will impact the lifespan of your roof. Assuming you have an asphalt roof, the most significant factor that will impact the lifespan of your roof is the weather. If your roof gets prolonged sun exposure and experiences dramatic temperature changes, asphalt shingles will not last as long. The more extreme the weather, the more likely your roof will have a shorter lifespan. If you live in an area that is prone to storms, this can prematurely age your roof over time.
Other factors that can impact the lifespan of your roof are the quality of materials and the roofing contractor you hire. Investing in a better underlayer, flashing, and decking can extend the life of your roof. If your roof was professionally installed with attention paid to ventilation and insulation, your roof will last longer than a roof installed with substandard workmanship. While you cannot control what was done to your house before, as the current homeowner you can make sure that you are choosing both materials and a roofing contractor you can rely on.
One of the most obvious signs is in the shingles. Damaged shingles, curling shingles, or missing shingles are all clear signs that it’s time to replace your roof. You may also notice signs inside the house, such as discoloration on ceilings and walls that can indicate small leaks. One of the clearest signs that your roof is really old that many homeowners miss is granules from the shingles appearing in your gutters and downspouts. When the granules start “washing” off your roof in increased quantities, it’s a clear sign that your shingles are breaking down.
There are two ways to extend the life of your roof. Invest in high quality materials and hire a local roofing contractor you can trust to do quality work. When your roof is installed well with attention to detail, you are likely to have a roof that will last.
Another way to extend the life of your roof is by staying ahead of regular maintenance. Failure to maintain your roof or address small issues in a timely manner can drastically shorten the lifespan of your roof. Regular roof inspections can detect early signs of damage that can be remedied with quick repairs. Most homeowners can maintain their roofs on their own by removing debris, cleaning gutters regularly, and monitoring for damaged shingles. With simple maintenance, and a yearly inspection from an experienced local roofing company, you will get the most out of your investment.
Your roof won’t last forever—but with the right materials, proper installation, and regular maintenance, it can last a lot longer than you think. Understanding your roof’s expected lifespan and the factors that affect it can help you make informed decisions before problems start. If your roof is nearing the 15 to 20 year mark, it’s a good idea to start keeping a closer eye on it and planning ahead for the inevitable. If you’re already seeing signs of wear, don’t wait—addressing issues early can save you from expensive repairs later. When in doubt, reach out to us right away for a roof inspection. It’s the best way to protect your home—and your budget.
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