A new roof can last anywhere from to 5 to 100 years, depending on the system and maintenance. Really? Really.
Here are the best roof materials and their longevity:
- 3-tab Asphalt Shingles: 12-25 years
- Architectural Asphalt Shingles: 18-35 years
- Wood shakes and shingles: 25-40 years
- Plastic Composite Shingles: 35-55 years
- Rubber Shingles: 40-60 years
- Sheet Metal Panels / Standing Seam (Aluminum, Steel): 35-60 years
- Steel Shingles: 35-50 years
- Stone Coated Steel Shingles: 35-55 years
- Aluminum Shingles: 40-60 years
- Concrete Tiles: 40-75 years
- Clay Tiles: 50-100+ years
- Slate / Natural Slate: 40-100+ years
- Flat Roof Materials / Low Slope Materials: 5-30 years
3-tab Asphalt Shingles
3-tab or three-tab shingles are today’s most affordable roofing choice for most homeowners.
What are 3-tab asphalt shingles?
They are a single layer of fiberglass mesh encased in asphalt. The lower half of the shingle is coated with ceramic granules that give the shingle its color and reflect heat. Two vertical cuts to the lower half produce three tabs designed to mimic individual slates. Due to their design, 3 tab shingles are also called strip shingles.
3-tab grades: Cheap and better.
Cheap strip shingles have very little asphalt coating and are covered by warranties of 20 or 25 years. Pick up a low-cost three-tab shingle. It will feel cheap.
Better 3-tab shingles weigh more because they feature more asphalt and tougher fiberglass which results in better long-term performance. Warranties on good 3 tab shingles are 30 years to “Lifetime.”
Expected longevity: 12-20 years.
In hot, sunny climates that really heat up a roof, longevity is short. It is longer in mild, moderate and cloudy climates.
Yes, the warranties can be longer, but warranties cover manufacturing defects, and defects are rare – at least those the manufacturer will acknowledge and pay claims on. This point applies to most types of roofing materials.
Your roof will look aged and faded, be brittle and susceptible to tearing in high winds, before it falls apart due to manufacturing defects.
Maintenance needs / How to make it last
The best maintenance tip for any roof material is to properly ventilate the attic. It needs ridge ventilation and soffit ventilation to rid it of excess heat and moisture that will destroy the roof structure and material on it.
Next is to remove standing debris, especially leaves, that hold water and stain the roof and might lead to penetration of water beneath the shingles.
Warranty: 20 years to lifetime. Most come with 25-year or 30-year warranties.
New or replacement cost
3-tab shingle roof replacement cost is $4.50 to $6.50 per square foot.
That’s $6,750 to $9,750 for a 1,500 square feet roof.
Architectural/Dimensional Asphalt Shingles
Asphalt shingles in this tier are today’s most popular roofing material option. You’ll find dimensional shingles on roofs of most single-family homes in most neighborhoods.
What are Architectural / Dimensional or Laminate Shingles?
They feature two or more layers of asphalt-coated fiberglass mesh instead of just one on 3-tab shingles.
The lower half is coated with granules and cut in the shape of wood shakes or stone slate.
The difference is in the thickness – multiple layers (laminate) – that give the shingle a higher profile. This creates shadowing on the roof and looks more like genuine wood or slate.
No, you won’t be fooled into thinking it’s really wood or stone, but this roofing material has become its own well-recognized and accepted option.
Architectural shingles roofing grades
The grades or tiers are completely arbitrary among manufacturers. In general, basic options are called architectural or dimensional shingles.
There are also specialty impact resistant architectural shingles where asphalt is modified with bitumen and/or polymers to make the shingles more elastic and resistant to damage from the impact of hail.
Shingles with modified asphalt are called impact resistant (IR) shingles and have names like Timberline AS II SBS Modified IR shingles or something simpler like Owens Corning Duration Storm shingles.
Lastly there are premium, designer, or luxury shingles.
Premium shingles are heavier than basic architectural designs, and might feature unique tab cuts and design. They are often called luxury or designer shingles – or yes, premium shingles.
The “best” shingles from any brand go by different names, but they all refer to the same top tier of asphalt shingles. They are multilayer shingles that have a distinctly thicker appearance. Premium asphalt shingles are designed to best mimic the look of natural slate or wood shakes.
Expected longevity
18 to 35 years based on initial quality and your local climate. The second factor is how long you’re willing to put up with ugly shingles that aren’t actually allowing leaks.
Warranty: Most shingles in this category are backed by Lifetime warranties. Most are prorated with an end point of 40 or 50 years. Again, the shingles will typically require a complete replacement long before the warranty ends.
But get this: GAF’s mainstream architectural Timberline AH and HDZ shingles are backed by an unlimited wind warranty, the first of its kind – but certainly not the last, because roofing is a copycat industry.
Maintenance needs / How to make it last
Same as with 3-tab. Properly ventilate the attic. And clear the roof of debris as needed. Power-washing the roof might boost its appearance but won’t improve longevity. In fact, powering away granules during a wash will diminish longevity.
New or replacement cost
$5.50 – $8.75 per square foot.
1,500 square feet of roof surface: $8,250 to $13,125
Wood Shakes and Shingles (Natural Cedar)
Wood roofing is popular in upscale neighborhoods of homes with classic and traditional architecture like Cape Cod style homes.
What are wood shakes and shingles?
Most are cedar, though redwood, fir and a few other species are used. There are a variety of thicknesses and sizes.
Shingles are sawed to have straight, uniform edges that appeal to a modern or contemporary aesthetic.
Shakes are split, so they have unique edges and a natural or rustic appearance.
Roofing grades
Some manufacturers grade the look and quality of their shingles and shakes based on whether they have knots or other imperfections or whether the wood is heartwood, which lasts longer, or sapwood with a shorter longevity.
Expected longevity
Wood shingles and shakes last 25-40 years. Cedar offers the best durability.
Maintenance needs / How to make it last
Inspect the roof every year and replace split shakes or shingles. Seal the wood every 3-6 years, or per manufacturer’s recommendations. Remove standing debris that will hold water and facilitate mold or rot.
Warranty: 10-20 years. Climate differences and the unpredictable nature of wood make wood roofing manufacturers skittish about long warranties.
New or replacement cost
$9.50 to $19.00 per square foot. Wood isn’t necessarily the best value compared to asphalt or metal. Wood shakes and shingles are popular because of their classic appeal. Asphalt shingles mimic them – they are the real thing.
Expect to pay $14,250 to $28,500 for a 1,500 square foot roof.
Composite Shingles and Tiles
Composite materials are one of the fastest growing niches in roofing along with metal.
What are composite shingles and tiles?
A lot of things. Composite is a catch-all phrase for roofing shingles that combine plastic (often recycled), usually PVC, with other materials like wood dust or wood fibers. Mixes vary greatly and affect durability.
Composite roofing is formed into shingles, shakes and slates.
Roofing grades
There are no uniform rules. Composition of the material impacts quality. For example, those using recycled materials tend to be cheaper in cost and performance.
For that reason, one leading manufacturer, DaVinci, says of its composite roofing, “We use virgin resin in our roof tiles. While other synthetic tiles may be manufactured from recycled materials such as tires or milk bottles, it is our opinion that the variability found in recycled materials could compromise the long-term viability of a roof.”
Expected longevity
25-50 years
Maintenance needs / How to make it last
Vent the attic. Keep debris off it.
Warranty: Composite roofing comes with a warranty of 25-50 years depending on the specific product. Most are around 30 years.
New or replacement cost
$8.50 – $15.00 per square foot. Composite shingles and tiles can go over one layer of asphalt shingles. But you’ll get the best warranty and longevity by tearing off old roofing and starting fresh. Yes, cost will be on the higher end of the spectrum – but so will durability.
For 1,500 square feet, expect estimates of $12,750 to $22,500.
Rubber Shingles
If you’re an enthusiast of green building materials, consider rubber.
What are rubber shingles?
The name says it all. Most utilize recycled materials like rubber tires to create shakes and shingles with a similar profile to wood. But, of course, the color is darker than wood.
Roofing grades
There are no set grades. Consider the composition of the shingles, especially the rubber content, and their warranty as clues to their quality.
Expected longevity
30-50 years
Maintenance needs / How to make it last
Nothing new here – make sure that attic ventilation is adequate with upper/ridge vents and lower soffit vents. On large roofs, roof vents
Warranty: 25-40 years depending on the brand.
New or replacement cost
$8.50 – $12.50 per square foot or $12,750 to $18,750 for 1,500 square feet.
Sheet Metal Panels Roof – Standing Seam, Corrugated, and Ribbed R panels
Metal roofing is growing in popularity because it is durable, sustainable, and affordable.
What is a sheet metal panel roof (typically made of aluminum, steel, or zinc)?
These are large, peak to eave, panels of steel roofing painted (cheap) or coated (better) in just about any color you want.
Standing seam roofing is the standard today, but ribbed, corrugated and other profiles are produced to give you a lot of options.
Roofing grades
The thickness of the metal is one grade factor. Better metal roofs are made with thicker, 22- and 24-gauge steel. More affordable, thinner options are 26-to-29-gauge steel. Yes, the lower the number, the thicker (better and sturdier) the steel.
Another factor is the type of steel you choose – G-90 galvanized vs Galvalume, which is a galvanized metal coated (hot-dip galvanized) with zinc vs zinc and aluminum mixture (Galvalume coating) for better longevity.
And a metal roof coated with a Kynar 500 or Hylar 5,000 paint finish will last significantly longer than a polyester painted steel roof.
Expected longevity
35 to 50 years. This is probably a little conservative.
Maintenance needs / How to make it last
Rust, aka corrosion, is the nemesis of steel. It happens quickly.
If the paint or coating is scratched, exposing the steel, prime and paint/coat the bare steel ASAP.
Inspect the roof a few times per year and repair any minor issues you see. Corrosion spreads beneath paint or a coating. It can damage large areas before the roof starts leaking. So, inspections are important.
The entire roof can be repainted or coated as needed.
Warranty: 35 years to Lifetime
New or replacement cost
$9.00 to $18.00 per square foot. That comes to $13,500 to $27,000 for a home with 1,500 square feet of roofing to replace.
Zinc Panels
Zinc roofing installed today will eventually be replaced because of the style preference of some future homeowner rather than due to failure of the roof.
It’s not unusual to see farmhouses and barns in rural areas topped with zinc roofs more than 100 years old. The roofing usually doesn’t look very good, but it’s holding its own against Father Time.
Zinc could be the best choice for a home in a coastal climate with harsh winters that you want to pass down to future generations. Zinc forms a self-healing patina providing built-in durability.
Copper Panels
Available in shingles, panels and trim, copper roofing combines stunning appearance with longevity in the 100–200-year range.
Longevity is jeopardized in two common ways. First, hail will ding copper pretty easily, because it is soft. Sometimes the dents can be bumped out after removing the panel, which is then replaced.
The other issue is fasteners coming loose after decades. Then the panel gets loose, and the next 80-mph wind that comes along catches it like a sail and damages it beyond repair.
Steel Shingles
Steel pressed to look like shingles gives you the benefit of both – the traditional look of architectural shingles and the longevity of metal.
What are steel shingles?
They are panels of steel, about the size of an asphalt shingle, stamped with a wood texture or profile. Most are coated with a high-grade product like a Hylar 5000 or Kynar 500 PVDF finish.
Roofing grades
Thicknesses vary slightly, but most are around 26-29 gauge. The quality of the coating is a major factor in price and in durability.
Expected longevity
35-50 years
Maintenance needs / How to make it last
Remove leaves and debris regularly. Power washing at less than 1,600 PSI is OK, starting from the top and working toward the eaves of the roof. If there are scratches through to the steel, coat them immediately.
Warranty: 25 years to Lifetime.
New or replacement cost
$9.50 to $15.50 per square foot, or $14,250 to $23,250 for 1,500 square feet.
Stone Coated Steel Roofing
This innovative material combines lightweight steel with the durability of stone. It’s available in shingles, shakes and tiles.
What is stone coated roofing?
A substrate of steel is coated in an aluminum-zinc alloy. Acrylic primer covers the metal, which is covered with ceramic coated stone granules and a clear glaze.
Roofing grades
Most brands would be considered premium roofing. There isn’t really a good/better/best range of products.
Expected longevity
35-50 years
Maintenance needs / How to make it last
These are low-maintenance roofs, but they should be inspected after storms and at least once a year to discover any loose or missing material that might allow water infiltration. Light power washing to remove dirt or algae should be done as needed.
Warranty: Most have a Lifetime warranty against defects.
New or replacement cost
$11.00 to $16.00 per square foot. Expect to hear estimates of $16,500 to $24,000 for 1,500 square feet.
Aluminum Shingles
Aluminum has advantages over steel of being corrosion resistant. If the material is scratched, it develops a protective patina instead.
What are aluminum shingles?
Small panels of aluminum are stamped to resemble wood shingles or shakes – or asphalt products. They are coated with tinted material for color and weather protection. The shingles nail directly to the roof deck, as other shingle types do. The aluminum used in producing this roofing is usually recycled.
Roofing grades
Quality varies a little by brand – mainly in the coatings. Most are considered good or premium roofing material.
Expected longevity
40-60 years.
Maintenance needs / How to make it last
While being low maintenance, the roofing needs periodic inspections to make sure the shingles are secure. Falling debris might cause scratches that need to be touched up.
Warranty: 30 years to Lifetime.
New or replacement cost
$12.00 – $16.00 per square foot, or $18,000 to $24,000 for 1,500 square foot of replacement roofing.
Clay and Concrete Tiles
These tiles are produced in several shapes including classic barrel styles and more.
What are clay and concrete roofing tiles?
Clay tiles are one of the oldest roofing materials known. In the last few decades, lightweight concrete mixes have been developed. The clay or concrete is colored, formed into tiles, and coated with weatherproof glazes. Tiles are typically nailed to a wood framing substructure.
Roofing grades
Clay is considered a premium option. Concrete is a short step behind in terms of quality and longevity.
Expected longevity
40-75 years for concrete, 50-100 years or more for clay.
Maintenance needs / How to make it last:
The tiles should be inspected annually. Any loose or cracked tiles should be repaired or replaced. Power washing to remove dirt, algae or moss should be done as needed.
Warranty: 40 years to Lifetime
New or replacement cost
$16.00 to $25.00 per square foot. Total cost on 1,500 square feet of roofing will be $24,000 to $37,500.
Natural Slate
Natural slate roofing is the most durable option of any and has been used for millennia on roofs around the world.
What is natural slate?
Slate is mined in many places around the world. The slate is cut or split into individual slate tiles. The tiles are installed on a wood or metal frame structure.
Roofing grades
Slate is graded for water absorption, weather resistance and flexure or flexibility. As a result of these ASTM tests, slate is graded S1 (75+ years longevity), S2 (40-75 years) and S3 (20-40 years).
Typically, only S1 and S2 slate tiles are used for roofing.
Expected longevity
40-100+ years for roofing-grade slate tiles.
Maintenance needs / How to make it last
Inspect the roof annually or when storm damage is likely. Secure loose slates and replace broken slates.
Warranty: 30 to 100 years depending on the specific slate product.
New or replacement cost
$17.00 to $30.00 per square foot or about $25,500 to $45,000 for a home with 1,500 square feet of roofing.
Flat Roof Materials / Low Slope Materials
EPDM rubber, PVC, TPO, spray foam and liquid roof coatings are the most common residential low slope/flat roof materials used.
What are they?
EPDM: Ethylene propylene diene terpolymer is a synthetic rubber membrane that can be put on a roof in a single, large piece to minimize or eliminate seams and the potential for leaks.
PVC: Polyvinyl chloride, or simply vinyl, is another single-layer membrane gaining ground as residential roofing. It features air heat-welded seams that fuse or bond the sections of PVC roofing membrane.
TPO: Thermoplastic polyolefin is a similar single-ply membrane also fused with hot air to create a tight, weatherproof roofing. Seams are hot air-welded for a lasting hold.
Liquid Roof Coating: What’s unique about liquid coatings is that they can be sprayed onto an existing roof that is in decent condition. Rather than replacing the roof, roof coating extends the life of what you already have – such as asphalt shingles or wood shakes. Coatings available include polyurethane, acrylic and silicone.
Spray Foam: This roofing type goes over old roofing too or can be sprayed onto the roof deck after a tear-off. It provides insulation and a weather-tight roof.
Expected longevity
EPDM: 5 to 15 years.
TPO: 15 to 25 years.
PVC: 15 to 30+ years.
Spray-On coatings and foam: 8 to 20 years.
Maintenance needs / How to make it last
Keep the materials cleared of debris. Trim overhanging branches to prevent them from falling and damaging the roof system.
Warranty: Depending on the material and type of installation, warranties are 10 years to Lifetime on low slope roofing materials.
New or replacement cost
$8.50 to $15.00 per square foot, or $12,750 to $22,500 for 1,500 square feet.
When to Replace Your Roof
There are two reasons to replace a roof: Failed performance and looks.
Appearance
For metal roofing types, and many asphalt shingles too, the roof often looks bad before it starts leaking. Fading color, loss of ceramic granules and cupping or split corners are key aesthetic issues that lead homeowners to replace their roof.
Weather-tightness
In terms of performance, if the roof is leaking in several spots, replace it. If minor repair issues, a few shingles here or a panel there, begin to add up, the cost-effective decision might also be to replace the roof.
I’m moving soon – Should I replace the roof?
That’s a difficult question.
Are homes selling fast where you live? If the market in your area is hot, then probably not. Fix the roof to avoid leaks that will damage the home and your ability to sell it. Then, you might have to lower the price of your home and let potential buyers know you’ve done so. This gives the actual buyer the opportunity to choose the roof material and color they prefer – not have to live with your choice for 15-50 years.
Is the market slow? Then you might want to replace the roof. First, if the home takes months to sell, you might not want to risk leaks in an old, failing roof. Plus, if the market is really slow and you can’t get the price you want for the house, you might end up living there longer than you expected.
I’m being transferred out of the area!
In that case, replace the roof with an affordable option suitable for your neighborhood. It’s hard to go wrong in most neighborhoods with a good-quality dimensional asphalt shingle.