When to Replace Your Roof: A Homeowner's Guide

How Long Does a Roof Last?

Most roofs last between 20 and 40 years, depending on the material. Asphalt shingles typically last about 20 to 30 years, while metal roofs can last 40 to 70 years. Regular inspections and maintenance can extend that lifespan.

If your roof is older than 20 years, it's time to assess its condition. Newer materials like metal or tile can last much longer, but even they need attention if damaged.

Signs It's Time to Replace

• Missing, cracked, or curling shingles
• Water stains or leaks on the ceiling
• Dripping or sagging roof sections
• Granules in gutters
• Increased energy bills

What to Do When You See Warning Signs

If you notice leaks, missing shingles, or sagging, it's time to take action. While small repairs may be safe, major damage needs a professional. Don’t ignore a roof that's been leaking for months.

When to Call a Pro

1. 1If you see water stains on the ceiling or walls
2. 2If the roof has sagging or damaged sections
3. 3If shingles are missing or curled in multiple spots
4. 4If you’ve had multiple leaks in the past year

How to Choose a Roofing Contractor

Use our vetting standard to confirm a contractor's license, insurance, and complaints. A vetted pro ensures you're working with someone reliable and accountable.

A good contractor will provide a clear estimate, explain the work, and offer a warranty. Avoid any who pressure you into a quick decision or won’t show you their license.

Red Flags to Avoid

• Unlicensed or uninsured contractor
• No written estimate or warranty
• Pressure tactics or upfront payment requests
• No references or online reviews