I’ve heard varying estimates - anywhere from 15-years to 50-years. In general, how often would you recommend a roof replacement for asphalt shingles?
It depends on the quality of installation, quality of asphalt shingles used and location of the home. Weather will have large role in how long it last. Frequent hail and wind storms will shorten the life. The time to replace the roof is when you start to see large amounts of the protective granules on the ground and can see exposed asphalt patches. And of course when you have frequent leaks that can not be repaired.
There is no definitive time period that can be used in general for all roofs. Although shingle manufacturers provide a warranty that many people use as a gauge, i.e. “30 year warranty”. Although a roof may last less than a manufacturer’s warranty or may far exceed the time period. Roofs on different homes that have identical shingles installed concurrently can have great variability in lifespan. Many factors lead to the longevity of a roof including means of installation, roof slope and desigh, ventilation, weather, proximity to trees and shade, and on the other side of the coin, exposure to sunlight.
It depends:
Every roof material has an expected useful life and a remaining useful life called EUL and RUL. A 3 tab asphalt shingle roof typically has 15 - 18 yr life, however that all depends on where in the country the roof is located, as the elements and conditions vary such as the sun in AZ or the constant rain in WA.
All roofs wear different. So many factors come into play. Ventilation and the pitch of the roof being the two biggest . word of advice call a few different companies have them take a look at it. Also call a carpenter who doesn’t sell roofing ask his or her opinion.
In our area the life expectancy for a 30 year composition is 18 to 22 years. There are several determining factors. Quality of the install, quality of materials, roof slope and weather environment. These all play a major role in how well the roof lasts.
Your Roofing Doesn’t Always Need Replaced…
Many Times A leak Can Be Traced To A Bad Flashing Area,
Wind Damage, Or Debris Build Up From Dirt, Trees, ETC…
Many Flat Roofs Can Be Re-Conditioned Using "Energy Efficient Coatings"
Along With Proper Repairs If Needed.
It’s Wise To Have Your Roofing Inspected Every 2 Years,
Or After A Serious Storm, Or Roofing Traffic From Other Contractors, Or Satellite/Cable Installers…
There is no time period that is set and is appropriate for all roofs, structures or locations. The useful life of a roof depends on several things- the roofing material, the ventilation of the attic and the exposure to the elements.
Roofing materials vary greatly- asphalt composition shingles are designated with a 20-year, 25-year, 30-year, 40-year and ‘Lifetime’. The primary difference being the thickness of the shingle. (3 tab/20-year vs. Architectural/40yr or LIfetime. Both exposure and ventilation affect the life of these shingles. An attic space which is poorly ventilated will adversely affect both the lifespan of the roof and can impact utility costs for the residents.
Roofing materials applied to flat roofs such as torchdown, TPO and EPDM vary for the same reasons, so each situation is different.
Tile roofs, whether clay, concrete or metal, while durable with regard to exposure, are subject to storm damage and with regard to the failure of the waterproofing membrane beneath the tiles.
Damage is often not visible from the ground so an inspection is advised following a weather event such as extreme wind, hail or tornado. Contact a roofer with good references from a reliable resource such as buildzoom. (A free estimate from a roofer with no credentials isn’t free- it’s worthless)
Life expectancy of a roof depends on many things. The weather/environment, quality of installation, maintenance of the roof… Also, depending on the damage, you can prolong the life of the roof with certain repairs or re-roofing.