Maintenance
How Often Should You Replace Your Roof?
By David Golovin · September 15, 2026 · 3 min read
How often should you replace your roof? The answer depends almost entirely on what it is made of.
Source: National Roofing Contractors Association
Asphalt shingles
20-30 yrs
Most common in the US
3-tab shingles
15-20 yrs
Lighter, less durable than architectural
Metal roofing
40-70 yrs
Steel, aluminum, or copper
Tile (clay or concrete)
50+ yrs
Common in the Southwest
Flat / TPO / EPDM
10-20 yrs
Requires more routine maintenance
Slate
75-100 yrs
Highest upfront cost, longest life
Signs your roof needs replacing now
Age is not the only signal. Curling or missing shingles, granules collecting in gutters, sagging sections, and daylight visible from the attic all mean replacement is overdue regardless of the roof's age.
What a replacement costs
A standard asphalt shingle replacement on a 2,000 sq ft home typically runs $8,000 to $15,000. Metal or tile is $15,000 to $40,000 or more, depending on material and pitch.
Source: HomeAdvisor Roofing Cost Guide
Why buyers and lenders care about roof age
A roof over 20 years old can delay or block financing and raise homeowners insurance premiums. When touring homes, always ask about roof age and inspection history before making an offer. Roots shows homes for sale with inspection history when available.
FAQ
How often should you replace your roof?
It depends on the material. Asphalt shingles last 20 to 30 years, metal 40 to 70, tile 50 or more, and slate 75 to 100. Replace sooner if you see curling shingles, granule loss, sagging, or interior leaks.
What are signs you need a new roof?
Key signs include curling or missing shingles, dark streaks or moss growth, granules collecting in gutters, sagging sections, and water stains on interior ceilings after rain.
Does a new roof add value to your home?
Yes. A new roof makes a home easier to sell, qualify for financing, and insure. The National Association of Realtors estimates a new roof returns roughly 60% of its cost in resale value.