How long does a roof last on a house, by material?
Short answer. Typical lifespans are about 15 to 20 years for 3-tab shingles, 20 to 30 years for architectural shingles (toward the lower end in hot Southern climates), 40 years or more for standing seam metal, and many decades for tile and natural slate. Installation quality, ventilation and storms can shorten any of these.
By material
- 3-tab asphalt: about 15 to 20 years.
- Architectural asphalt: about 20 to 30 years, often 20 to 25 in Georgia's heat.
- Designer asphalt: similar to or slightly longer than architectural.
- Exposed fastener metal: long lived panels, but screws and washers need attention over time.
- Standing seam metal: 40 years or more when installed well.
- Wood shakes: varies widely; shade and moisture shorten life.
- Concrete or clay tile, natural slate: the tiles or slates can last many decades, though the underlayment beneath may need replacement sooner.
Signs a roof is near the end
- Heavy granule loss and bare spots.
- Curling, cupping or cracking shingles.
- Missing shingles after ordinary storms.
- Multiple leaks or recurring leaks in different places.
- Sagging, or soft spots underfoot.
- Daylight or stains in the attic.
What stretches a roof's life
- Balanced attic ventilation.
- Clean gutters and valleys.
- Trimmed trees.
- Prompt repair of pipe boots and flashing.
- A professional look after major storms.
For the Georgia specific factors, see how long a roof lasts in Georgia, and for a full checklist, signs you need a new roof.