How long roofs actually last
Your roof takes a beating every single day. The sun bakes it, rain pounds it, and wind tries to tear it apart. Nothing up there lasts forever. The lifespan of your roof depends entirely on the materials.
Basic flat asphalt shingles are the cheapest and most common option. You can expect them to last 15 to 20 years. Architectural asphalt shingles are thicker and look a bit like wood shakes. They usually hold up for 25 to 30 years. If you upgrade to a metal roof, you might not have to think about it again for 40 to 70 years.
Keep in mind that heat and poor ventilation will shorten these numbers. A badly vented attic bakes the shingles from the inside out. Your roof also works together with your siding and gutters to shed water. If your gutters clog, water backs up under the edge of your roof and rots the wood.
How to spot a roof leak
Water always finds a way in. The trick is catching it before it ruins your ceiling.
The most obvious sign of a leak is a brown water stain on your ceiling. You might also see peeling paint or bubbling drywall. But water travels. A stain in your living room might be coming from a hole in the roof 10 feet away. Water drips onto your attic insulation, runs down a rafter, and pools in a totally different spot.
The best time to check for leaks is during a heavy rainstorm. Grab a flashlight and carefully poke your head into the attic. Look for dripping water, dark spots on the wood, or flattened, wet insulation. Catching a leak early saves you money and prevents major mold problems down the road.
Checking for storm damage
Big storms are the enemy of a healthy roof. High winds can lift shingles right off the deck. Hail acts like a hammer, knocking the protective colored granules off your shingles and exposing the black asphalt underneath.
Walk around your yard after a storm. Look for pieces of shingles in the grass. Check your gutters and downspouts for a heavy buildup of shingle granules. If you see dented metal vents or missing shingles, you likely have storm damage. This is the time to review your home insurance policy to see what your deductible is for wind and hail.
Should you repair or replace?
If a tree branch punches a hole in a brand new roof, you just fix the hole. But if your roof is 18 years old and starts leaking in three places, a repair is a waste of money. You have to weigh the cost of the fix against the remaining life of the roof.
A good rule of thumb is the 30 percent rule. If more than 30 percent of your roof is damaged, or if a repair costs more than a third of a total replacement, just replace the whole thing.
Roofing costs and materials
Roofing is expensive. The price depends heavily on the material you choose, the steepness of your roof, and whether the crew has to tear off one or two layers of old shingles first. Please note that these are rough ballpark estimates. Costs vary by region, the scope of the job, and your home's age.
| Material Type | Average Lifespan | Pros | Cons |
|---|---|---|---|
| Basic Asphalt | 15 to 20 years | Cheapest option, easy to install | Blows off easily in high winds |
| Architectural Asphalt | 25 to 30 years | Looks great, handles wind well | Costs slightly more than basic |
| Standing Seam Metal | 40 to 70 years | Sheds snow, extremely durable | Very expensive upfront cost |
| Natural Slate | 75 to 100+ years | Beautiful, fireproof, outlasts you | Heavy, requires a reinforced frame |
Here is a look at what you might expect to pay to completely replace the roof on an average 2,000 square foot house.
Working with roofing contractors
Do not hire the first person who knocks on your door after a hailstorm. Storm chasers travel the country looking for quick insurance payouts. You want a local company with a physical address and good reviews.
Always get three bids. Read our guide on hiring contractors to learn how to compare quotes. Make sure the quote includes tearing off the old roof, replacing any rotten wood underneath, installing new underlayment, and cleaning up with a magnetic nail sweeper.
What to expect on installation day
Roofing is incredibly loud and messy. The crew will show up early and start tearing off thousands of pounds of old asphalt. They will throw it straight down into a dumpster in your driveway. Your house will vibrate, and dust will fall from your attic ceiling.
A good crew will lay tarps over your bushes. They know that falling debris can wreck your landscaping and outdoor lighting. Move your cars out of the garage the night before, because the dumpster will block you in. Most standard residential roofs take just one or two days to finish.