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How Often Should You Replace Your Roof

Pricing: All About The Factors

When Should I Replace My flat Roof?

The question that tends to follow how often do roofs need to be replaced? is almost always, how much does a roof replacement cost? Unfortunately, theres no one answer, as all houses are different and it does depend on where you live.

There are several factors that contribute to the price of a roof: Size of the roof, the pitch, how the roof is installed, products and supplies needed for the job, code requirements, layers, features of the roof that need to be worked aroundchimneys, skylights, etc.

Not to mention theres a cost to tear off and remove your current roof, the labor involved in the entire process, and the sheer cost of the materials used for the job. Cities will vary in their costs for roof replacements. Some cities will be cheaper than others, it all depends on the cost of living, access to materials, and the going rate for roofing companies in the area.

Asphalt is a popular choice when it comes down to the material for a roof. Asphalt is one of the cheaper options, but definitely, a durable material that has been used as a roofing material for decades.

Have Your Roof Inspected And Get An Estimate For Repairs Or Replacement

Getting the roof on your Connecticut home inspected regularly, catching a problem in the early stages, and addressing it promptly can help your roof lasts for decades and can help you avoid the major expense of a roof replacement. If your roof is due for an inspection, or if a severe storm strikes your area, contact JS and R Roofing. If we detect a problem, we can tell you if it can be repaired or if the roof needs to be replaced, and we can give you a written estimate. Contact us today to schedule a roof inspection.

Light Can Be Seen Through Your Attic

Outside light creeping in through small holes in your attic is an indicator you may need a roof replacement. Water can get into your home through these small holes and cause extensive damage.

If you dont see light coming in through your roof, you may instead see soft spots, water staining, and moisture which are alternative indicators of the same problem. Regardless, holes in your roof will require a replacement to protect your home.

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Roof Age And Replacement Tips

How long does a roof last? Sales pitches for roofing companies can come fast and furious, inviting doubt to creep in over the integrity of the shingles overhead.

Heres a short intro guide on the various types of roof materials, and when you may want to consider repair, replacement, or maintenance:

Asphalt Shingles

Typically black with a gravel-like surface texture, asphalt shingles are the most common type of domestic home roof material in America. With proper care and upkeep, this type of roof will offer between 15 to 30 years of viable service before youll need to replace them entirely. Because of the nature of its overlapping construction, its also relatively easy to swap out or replace broken or damaged shingles.

Composition Shingles

Made from a wider variety of materials in a multilayer design that can include fiberglass, composition shingles have a slightly shorter lifespan, between 12 and 20 years before replacement is necessary. Like asphalt shingles, they may become damaged or lost periodically due to weather and exposure but can be replaced as needed.

Wooden Shingles

Metal Roofs

Rubber Roofs

A rarity in domestic neighborhoods and typically the domain of industrial buildings, rubber roofs last between 30 and 50 years before a full replacement is called for. Over time, particularly in hot, sunny, or damp climates, this roofing material may shrink and pull back at its seams, causing issues with peeling and leaks from moisture buildup and pooling.

Life Expectancy Of Your Roof

how often should you replace your roof Archives

Your roofs life expectancy depends on its material, how well you take care of it, and your environment. By having a roofing professional inspect your roof at least once a year, you can find minor roof problems early and perform basic roof maintenance.

You can determine your roofs approximate life expectancy when you know its material:

These numbers dont mean your roof cant last longeror even less time if you dont take care of it or if a storm causes unexpected damage.

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First Consider The Age Of Your Roof

Roofs dont last forever, even though some have a lifespan of nearly a lifetime. Before you dive into replacing your roof or passing it off as a worry for next year, take into account its age. Not just the time youve had your home, but how long the roof has been on your home since before you bought it.

If you cant remember or simply dont know heres what you should do:

  • Ask the previous owners if you have their contact information .
  • Track down the building permit by contacting your countys building department. Youll want to look for when the roofing permit was awarded.
  • Get an estimate from a pro, either a roofing company or a home inspector.

Once you know how old your roof is, compare the age to the average lifespan for your type of roof. This will give you an idea of when you should start considering a roof replacement.

  • Asphalt Shingles

    Replace Every 15 to 30 Years

  • Architectural Shingles

    Replace Every 25 to 30 Years

  • Clay Tile
  • Metal

    Replace Every 70 Years

Roof age and life expectancy is a guide rather than a rule. Younger roofs, under certain circumstances, will need to be replaced sooner. If your roof was put to the test by a major storm, hurricane, or a harsher-than-expected winter you may want to consider having it inspected by a roofing professional. Regular inspections are not only good cautionary measures, they can catch small problems before they become large ones.

Clay Concrete Or Cement Tiles

Clay, concrete, or cement tiles are some of the strongest roofing options available. Tiles made of these materials are also non-combustible and energy-efficient. However, they can be extremely heavy and require reinforced roofing.

When should you change your roof: Clay, concrete, and cement tile roofing can last an average of 40 to 50 years, with some lasting up to even 100 years. At most you might only need to repair a few damaged tiles after extreme weather.

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Spots Of Light In The Attic

If you see spots of light shining through the attic, you should definitely get your roof checked soon. Noticeable light spots in the attic mean holes in the roof that will likely let in water, snow, cold air, and potentially wayward pests. If you do find any light leaks, keep a careful eye on them during the next few rainfalls. If the holes warp or change size, you may have an actively leaking roof on your hands.

Thankfully, not all holes are a huge issue. Smaller leaks can easily be patched without needing to replace the entire roof. However, larger leaks, especially those that involve structural damage to older roofs, may require more extensive repairs.

What Types Of Damage Should I Watch Out For


You should get your roof professionally inspected at least once a year. We recommend scheduling an inspection in the spring. Beyond a professional inspection, you can look for mildew, attic stains, curling, leaking, and missing or bald shingles a few times a year when youre taking care of maintenance.

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You Can See Sunlight From Your Attic

You don’t need us to tell you that this isn’t a good sign because it’s not! If light can get in, so can rain, cold air, and snow. Check for light and also look for water stains. “If you find any, watch them over a few rainfalls and if they change shape or size, that means you’ve got an active leak,” says McGavic.

How much time you’ve got left: It depends on the extent of the damage, so call a pro. Small leaks can be patched, but larger ones, structural damage, and the age factor might make it wise to replace your roof sooner rather than later

When To Replace A Clay Tile Roof

Modern clay roof tiles are typically supplied with a 30 year manufacturers guarantee, however in many instances clay roof tiles are in usable condition after 100 years, and we have seen examples of clay roof tiles that are in excess of 200 years old and still have many years life left in them! Older clay tiles can be susceptible to frost damage, which leads to the tile cracking and leaking. This is because older roof tiles were rarely manufactured to the high standards that modern roof tiles are subject to. The rigorous UK and EU standards that we rely on in the 21st century are in place to ensure that modern roofing materials provide a log service life.

If your clay roof tiles are breaking up, this is a sure sign that the roof needs replacing, and often once a few tiles start cracking, examination of the rest of the roof reveals that many of the other tiles are cracking and need replacing promptly.

Read Also: What Do You Do If Your Roof Is Leaking

How Often Should You Schedule Roof Inspections

You should have your roof inspected twice a yearonce in the spring and once in the fall. Spring inspections allow you to assess any damage from the winter season. Fall inspections can look into possible damage caused by temperature fluctuations and help you prepare for the winter months ahead.

Roofing issues are often unavoidable. As time passes, unwanted elements naturally alter the structural integrity of your roof. Therefore, its essential to find a trusted local roofing service that can conduct frequent inspections.

Your roof inspector will look for:

Cracked, loose, damaged, or missing shingles. Exposure to natural elements like rain, sun, wind, and snow wears out your roof over time.

Sagging or low spots. Too much weight from snow/ice, wind, and roofing materials can cause your roof to sag.

Mold or decay. If your house is exposed to enough moisture, humidity, and shade, mold and fungi can grow over time. And the longer the mold/fungi hang around, the more likely they can harm your shingles.

Water damage and leaking. Damaged and loose materials on your roof can cause water to leak through them. As time passes, this can threaten the structural integrity of your home.

Dark spots. Notice ugly spots or black streaks on your roof? These are dark spots or algae. Algae spores are airborne and can quickly spread on your rooftop.

Take Note Of Signs Of Wear

How Often Should You Replace Your Bronx Home

Climb back up that ladder and inspect these areas for deterioration:

  • Shingles: Curling or missing shingles equates to holes in your roofs armor, leaving your home more vulnerable to the elements. Uneven discoloration, black streaks, and moss signal that this layer is past its prime.
  • Storm gutters:Clogged storm gutters trap water along your roofs edges which may lead to mold and decay. Granules of your shingle material in the gutter are another telltale sign that its time for a swap out.
  • Chimney flashing:Chimney flashing is the lining at the bottom of your chimney where it meets the roof. If your flashing is slathered with cracked cement or tar, youll want to upgrade to quality, water-tight fitting to prevent leaks. Note a red flag for rusty flashing, as well rusted flashing invites leaks and further structural damage.
  • Wall and roof intersections: See decay where your roof meets the exterior walls? Damaged or missing step flashing allows water to settle into this meeting point, inducing corrosion.
  • Attic ceiling: Your roof is leaking if you see any stains, streaks, or light beams underneath it. A sagging ceiling in the attic or top floor also suggests leakage.

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Life Expectancy Of Different Roofing Materials

Theres no one-size-fits-all answer to the question of how often should you replace your roof. The type of roof on your home plays a big part in the decision since some materials have longer lifespans than others.

Here are the typical life expectancies of the most common types of roofs:

  • Composition shingles: 12 to 20 years
  • Asphalt shingles: 15 to 30 years
  • Wood shingles: 20 to 25 years
  • Metal: 50 to 100 years
  • Slate: 100 years or more

The material isnt the only consideration though. Several other things play a part.

How Often Do Roofs Need To Be Replaced

Roof replacementits the ultimate dreaded house project of any homeowner! One of the biggest investments a house can require, and theres no good way to pinpoint how much itll cost you without getting a hold of a roofing company.

The cost of roofs differ depending on where you livethe national average being about $7,500, according to Home Advisor. So the question as to how often these home investments need to be replaced is a matter of structural concern.

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Know Your Roofing Material

Roofing material is perhaps the most important factor when trying to figure out when you should replace your roof. How strong a roof is and how long it can hold up to extreme weather conditions largely depends on the materials used more than any other factor. The different roofing materials have their respective advantages, disadvantages, and average lifespans.

Here are five of the most common roofing materials for homes and their average lifespans:

How Does Roofing Material Affect Its Longevity

Never Replace Your Roof

There are numerous types of roofing materials on the market today. Each of these roofing materials possesses a different intrinsic lifespan which is also influenced heavily by factors such as weather.

A roof which is often subjected to wind, rain, snow or extreme heat and humidity will most certainly have a shorter life span than a roof in a temperate area with no drastic changes in weather patterns.

The structure underneath the roof covering should last the entire lifespan of the building itself. Barring major structural damage caused by prolonged leaking or major storm damage, the roof covering is the only part which should need replacing if replacement is indeed necessary.

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What To Expect If You Replace Your Roof Before You Sell:

If your home demands a full roofing overhaul to sell, then prepare to fork up a significant sum to cover the project. HomeAdvisor reports that homeowners spend on average between $5,346 $10,787 on roof replacement, though Jennifer and Andrew Oldham have witnessed clients spend as much as $60,000.

The good news is, a roof replacement returns a fair amount of investment: 61.2% to 65.9% by Remodeling Magazines estimate. Industry research leaders the National Association of the Remodeling Industry and the National Association of Realtors echo this calculation in their joint 2019 Remodeling Impact Report. New roofing ranks the number one project for appeal to buyers and likely added value to home at resale. The report estimates that a new roof brings an average $8,000 return, with 33% of agents stating that a new roof has helped them close a sale.

Entire Shingles Are Missing

From a functional standpoint, there should be no problem with just replacing a few shingles here and there. “What you do need to be prepared for is the fact that it’s just about impossible to get a new shingle to match the color of an old one,” says Graham. “Granule colors have changed pretty significantly over the years. Plus, the colors change slightly with weathering.”

How much time you’ve got left: You can keep patching until a bigger issue presents itself, but if a roof starts to look like a checkerboard, people often opt to replace the whole thing.

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How Often Should You Replace Your Roof A Practical Guide

The roof of your house is one of the most important features in terms of its ability to keep the weather at bay, and it is also one of the most expensive parts of the house when it comes to replacement and repairs.

The maintenance of a roof is therefore of paramount importance in the upkeep of your investment, and ensuring the roof is well maintained will protect the building occupants as well as the building contents from any adverse weather conditions or failures of the structure.

How often a roof needs to be replaced depends on the type of material used, local weather conditions and the quality of the material and the build. Different roofing materials have different lifespans, and so it is important to establish the lifespan of the material itself.

There are numerous factors which influence the lifespan of a roof. Once the roof material has been determined and its respective lifespan estimated, a thorough roof inspection will allow for an accurate decision as to whether the roof needs replacing or not.

It is highly recommended that a roof is inspected twice a year. This will ensure that any minor issues or damage to the roofing material or structure can be fully resolved before they turn into larger issues bearing larger cost implications in the future.

Replacing Roofs In The Pacific Northwest

How Often Should You Replace Your Roof? [Infographic]

When it comes to the Pacific Northwest and Oregon, specifically, you will need to consider past roof maintenance when determining how often to replace your roof. Here in Oregon, for instance, we have an abundance of moss on our roofs. If theres excessively large amounts of moss on your roof, thats a clear sign of poor maintenance. It is also a sign you may need to replace your roof at a much shorter-than-expected interval.

If you have questions about the state of your roof or the state of a roof on a house you are considering purchasing, who can help.

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