For many homeowners, roof lifespan can be a concern. While budgets are tight, we also do not want our roof to start leaking or causing mold issues. We ultimately ask ourselves how often should we replace our roof.
Well, in this article we are going to cover just that. Let’s first start with the average lifespan of different roof coverings.
Average Roof Lifespans
Average roof lifespans can vary drastically depending on environmental conditions, installation methods, and maintenance. Moreover, insurance companies may request a roof replacement before roof life is met. Therefore, use these averages as rough approximates.
For example, in Florida, you may only expect to see about 15 Years out of a 3-Tab shingle Roof. However, if you try to purchase a home with 3 years of life left on the roof, insurance companies may request roof replacement before a new policy is written in your name. Ultimately, this could bring your roof lifespan down to 12 years. Not to mention, a hurricane could come through cause severe damage to the roof at this age.
| Roof Type | Average Lifespan From FABI |
| Asphalt 3-Tab Shingle | 15 Years |
| Asphalt Architectural Shingle | 20 Years |
| Clay/Concrete Tiles | 25 Years |
| Metal | 27 Years |
| Modified Bitumen | 15 Years |
Factors The Affect Roof Lifespan
No world is perfect and roof lifespans can vary. We have done our best to list the factors that affect roof lifespan.
- Deferred Roof Maintenance – Your roof should be inspected/repaired every 1-2 years.
- High Wind Events – Such as tornadoes or hurricanes.
- Heavy Rain – This can easily wear down roofing material.
- High Heat/Southern Climates – High heat can easily dry out shingles.
- Poor Installation Practices – If your roof is installed improperly or unprofessionally, leaks can develop sooner.
- Roof Over – If you have two or more layers of roof installed, your newer roof will not last as long.
Signs It Is Time To Replace Your Roof
While your roof may have some life left on paper, ultimately, if your roof shows any of these signs, it may be time to replace your roof.
- Missing/Broken Shingles or Tiles.
- Rusting/Missing Hardware – Metal Roofs.
- Loose/Lifting Shingles or Tiles.
- Roof Leaks.
- Algae Growth.
- Excessive Granule Loss.
- Signs of Damage or Repairs.
- Poor Attic Ventilation.
Tips To Extend Roof Life
To extend the lifespan of your roof, you should do the following:
- Request a roof inspection by a third-party home inspector every, or every other year. This will give you a report from someone that is not trying to sell you a roof.
- Conduct roof maintenance based on your roof inspection report.
- Cut back trees and vegetation from your roof.
- Ensure the attic is properly ventilated.
- Keep gutters and roof clean. You can pressure wash tile and metal roofs. Do not pressure wash shingle roofs.
Final Thoughts
How often you should replace your roof depends on your roof type, environmental conditions, maintenance, and installation methods. However, you can use these averages and factors to understand when you may have to replace your own roof.
If you are concerned about your roof lifespan, give us a call for an independent roof inspection.
If you have additional questions of how often you should replace your roof, comment below!
