How Long Does a Roof Last
An asphalt shingle roof lasts about 20 years for 3-tab shingles and 30 years for architectural shingles, according to the InterNACHI life expectancy chart used by home inspectors. Metal roofs last 40 to 80 years, slate 60 to 150, and clay or concrete tile 100 years or more.
20–30Years for asphalt shingles: 3-tab to architectural
40–80Years for a metal roof
100+Years for clay or concrete tile
Roof lifespan by material
| Clay or concrete tile | 100+ years |
| Slate | 60 to 150 years |
| Copper | 70+ years |
| Metal | 40 to 80 years |
| Asphalt shingles, architectural | 30 years |
| Built-up roofing (BUR) | 30 years |
| Coal and tar | 30 years |
| Fiber cement | 25 years |
| Wood | 25 years |
| EPDM rubber | 15 to 25 years |
| Asphalt shingles, 3-tab | 20 years |
| Modified bitumen | 20 years |
| Simulated slate | 10 to 35 years |
| Green (vegetated) roof | 5 to 40 years |
| TPO | 7 to 20 years |
| Aluminum coating | 3 to 7 years |
Source: InterNACHI's Standard Estimated Life Expectancy Chart for Homes. Sorted by the top of each range.
What shortens a roof's life
- Heat. InterNACHI notes that hot climates drastically reduce asphalt shingle life, so expect the low end of the range in hot regions.
- Hail. Hail 1 inch or larger is the National Weather Service's severe threshold. See how often it falls where you live: hail statistics by state.
- Upkeep. The chart's figures are averages; InterNACHI says they are guidelines, not guarantees or warranties.
Sources
- InterNACHI, Standard Estimated Life Expectancy Chart for Homes
- NOAA Storm Events Database (hail reports)
Cite: Home Stats Data, "How Long Does a Roof Last," https://homestatsdata.com/roofing/roof-lifespan/