How Long Does a Roof Last?

Starting to notice some wear and tear on your roof? Unfortunately, roofs don’t last forever. In fact, if you don’t know the age of the roof, you probably need to check not only the age but also the condition of your roof. Roofs are a big expense and knowing the age of your roof can help in a multitude of ways.

Quality of Shingles

So, how long does a roof last? The easiest answer: depends. Not our favorite answer, “it depends” is usually the best answer. However, there are a lot of factors to consider when determining the duration of a roof. One of the best indicators is the quality of shingles. However, there are so many shingle companies that it is hard to know which shingle to choose:

  1. GAF
  2. Certainteed
  3. Owens Corning
  4. IKO

Also, each manufacturer comes with different types of warranties. Usually, they range from 10-50 year warranties. The higher the warranty, the longer a roof lasts. Unfortunately, the better the warranty, the more the roof supplies and roof repair/replacement will cost.

Type of Roof

The life of a roof also depends on the type of roof. Residential roofs can come in all shapes and sizes:

  1. Shingle Roof
  2. Metal Roof
  3. Flat Roof
  4. Tile Roof

As you can see, “how long does a roof last” is a very loaded question. As mentioned above, Shingle Roofs have warranties up to 50 years. However, the average roof will probably last up to 20 years if taken care of.

metal roof is an expensive investment but will last forever. Sometimes a metal roof will get leaks, but it will rarely have to be completely replaced.

flat roof is a more modern design for residential. Generally, flat roofs come in different types:

  1. TPO
  2. EPDM
  3. Gravel

Nowadays, you would be hard-pressed to find a residential roof that has a gravel roof. Most membrane roofs like TPO or EPDM manufacturers come with a 10, 15, or 20-year warranty. However, the better the warranty, the more you will pay.


There are many factors that go into the life of a roof: type, quality, warranty, and manufacturer. Generally, the average residential roof will last around 20 years. However, storms, accidents, the region of the country, etc. all affect the duration of the roof. Also, hiring the proper Roofing Contractor will guarantee that the roof will be installed correctly.

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