How Long Does a Roof Last?
What this costs
| Option | Job | Low | High |
|---|---|---|---|
| Replace | Roof Replacement | $6,650 | $20,800 |
Roof lifespan by material
These are figures from NAHB's 2007 study unless noted. They are averages for planning, not guarantees.
- Asphalt shingles: about 20 years
- Modified bitumen: 20 years
- Fiber cement shingles: about 25 years
- Wood shakes: about 30 years
- Simulated slate: 50 years
- Slate, copper, clay or concrete: over 50 years
- Slate, per the National Park Service: 60 to 125 years or longer, depending on the type of slate, the roof and the location
What to look for
NC State Extension suggests checking for curled, damaged, loose or missing shingles, and checking the lower edge of the roof sheathing for water damage. Do this from the ground or from inside the attic when you can, and leave roof work at height to a roofer.
Why roof age matters beyond leaks
The Insurance Information Institute says most insurers require an inspection if a roof is over 20 years old when you apply, and that some may limit an older roof to actual cash value. FHA appraisal guidance, archived November 2, 2012, said a roof should have at least two years of physical life remaining. We did not confirm current FHA rules.
Roof Leak? What to Do Now and When to Call a Roofer
Common questions
Do architectural shingles last longer than 3-tab?
How long does a metal roof last?
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Last verified 2026-11-03
- NAHB / Bank of America Home Equity: Study of Life Expectancy of Home Components (2007) — Asphalt about 20 years; fiber cement about 25; wood shakes about 30; slate, copper and clay/concrete over 50; what affects roof life.
- National Park Service: Preservation Brief 29, Slate Roofs — Properly installed slate lasts 60 to 125 years or longer; life spans are only a general guide.
- HUD Archives: Homeownership Center Reference Guide, Roofs and Attics (archived November 2, 2012) — FHA guidance: roof should have a remaining physical life of at least two years; layer limits.
- Insurance Information Institute: How Your Roof Influences Your Insurance — Insurers commonly require an inspection for roofs over 20 years old; may limit older roofs to actual cash value.
- NC State Extension: Preventative Home Maintenance — Check for curled, damaged, loose or missing shingles and water damage at the sheathing edge.
General information, not professional advice. Conditions, codes and prices vary. Turn off power, gas or water before any work, and hire a licensed professional when in doubt. Cost figures are our estimates, not quotes.