How Often Should My Roof Be Replaced?

Homeowners have many questions regarding maintaining their homes, and one of the most common is: How often should my roof be replaced? Roofs need to be replaced approximately every 20 years, so there’s a good chance you will need to replace your roof yourself or have a professional do it at some point. The lifespan of your roof depends on a lot of factors, but the primary consideration is its material. 

Below is a general guideline for each material’s estimated longevity and replacement timeframe:

• Asphalt Shingles: 20 years
• Wood Shake or Shingles: 30 years
• Metal: 40 to 70 years
• Slate, Concrete, or Clay Tiles: 50 to 100 years

Signs a Roof Needs to Be Replaced;

One way to know if your roof needs replacing is to look closely at the structure. Watch out for signs of physical damage that tell you it’s time to install new roofing.

1. Cracked or Broken Shingles

Shingle damage is a significant sign your roof needs to be repaired or replaced. Sometimes it can be obvious—maybe you’ll see shingles with missing pieces or chunks of debris washing into your gutters. 

Other times, it can be more subtle. You may need to inspect your roof up close or have a professional do it for you, especially if you have a dangerously steep roof.

Cracked or broken shingles can result from extreme weather or regular wear and tear. Asphalt shingles contain oil that enables them to expand and contract with changes in temperature and humidity. Over time, exposure to sun, wind, and weather dries out your shingles, leaving them brittle and unable to function as they once did, which results in cracking and breaking.

2. Leaks

Leaks are another clear indication your roof needs to be replaced. They can be a sign of external damage, like from a fallen tree limb, or an indication of wider roof deterioration.

Whether your leak is in just one place or more widespread, you will likely need to contact a professional to inspect your roof and make the necessary repairs. The cost of roof repairs will depend on how extensive the damage is.

3. Flashing Is Breaking

Roof damage isn’t just limited to the shingles. The flashing is the material used to connect your roofing to other parts of the roof, like vents, chimneys, or skylights. This material directs water away from the structure and onto the shingles to run toward the gutters.

If the flashing is breaking, water can get into the seam and under the roofing. This can lead to severe damage to the roof and the structure below. If you notice damage to your roof flashing, look into repairing it as soon as possible.

Like cracking shingles, moss growth can indicate a larger problem. If moss is growing on your roof, it could mean water is working into cracks and gaps—which means you could have significant damage.

4. Moss Growth

Moss growth can also occur if your roof is shaded by overhanging objects like tree limbs, allowing moisture to stay on your roof longer and enabling the moss to thrive. That moss can trap even more moisture on your roof and lead to damage. It’s typically best to clear the shading limbs away from your roof. This helps prevent moss growth and can help you avoid damage from falling limbs.

5. Sunken Roof

This is a major sign of extensive roof damage. It can mean a more widespread failure of the roofing. A sunken roof typically includes more than just the shingles and likely involves the roof’s structure as a whole. If you see your roof sinking at all, you should contact a professional to take a look immediately.

In addition to checking for signs of damage, consider the roof’s age. Even with routine maintenance and timely repairs, roofing naturally deteriorates with time, requiring a costly roof replacement.

The cheapest time of the year to replace a roof is in winter. Most roofing contractors consider it their slow season because of less work, especially in places with severe weather. During off-peak, you’re likely to get discounts or lower rates.

Find out when the roof was installed to determine if it’s nearing the end of its lifespan and due for replacement. A typical roof lasts 15 to 30 years, but this can significantly vary according to the material, maintenance, and surrounding conditions. You may need to contact the manufacturer or property’s previous owner to know the age. Source