It depends on what's up there and what it has been through. An asphalt shingle roof typically lasts 20 to 30 years. Metal, tile and slate can go 50 years or more. One bad hailstorm can end any of them early.
Ranges below are compiled from InterNACHI's life-expectancy chart, GAF's commercial roofing guidance, the National Association of Home Builders and regional industry guides. The low end is what we see on roofs that take repeated storms. The high end assumes quality materials, a good install and regular care.
Bars fading to the right are open-ended: well-kept clay tile, slate and copper roofs regularly pass the 100-year mark. A manufacturer's "lifetime" warranty covers material defects. It is not a promise of how long the roof will last on your building.
Pick your roof type and the year it went on. You'll see its typical replacement window. Age is only half the story; storm damage is the other half.
Not sure of the year? Check your closing documents, the permit history with your city or county, or a past insurance inspection.
In hail and wind country, real-world numbers run well below the brochure. Oklahoma guides put typical asphalt shingle life at 15 to 25 years, short of the 25 to 30 that manufacturers often advertise.
Bruises shingles and knocks off the granules that protect them from UV. On flat roofs, hail can fracture membranes and crush insulation underneath with no obvious mark from the ground.
Lifts shingles and breaks the seal strips even when nothing blows off. Broken seals let the next storm finish the job and let water in.
Sun breaks down asphalt and membranes. Big day-to-night temperature swings expand and contract materials until they crack.
A hot, poorly vented attic bakes shingles from below, curls them early and traps moisture that rots the decking.
Wrong nailing, missing underlayment or bad flashing at walls, chimneys and valleys can cut years off even top-tier materials.
Clogged gutters, blocked drains and ponding water on flat roofs speed up wear. Small problems left alone turn into big ones.
A 10-year-old roof with hail damage may have less useful life left than a 20-year-old roof that never took a hit. That's why we tell owners to get the roof checked after every major storm, not only when it starts leaking.
Our team of roofing professionals brings 25+ years of hands-on experience in storm restoration. We inspect the whole roof system and give you a straight answer.
