How long does a roof last? Shingles, metal, tile and slate, and what shortens it
Asphalt shingle roofs typically last 15 to 30 years, sheet metal 20 to 50 or more, tile about 50 and slate 50 to 100, by a USDA Forest Service building assessment table drawn from the National Roofing Contractors Association. Climate, attic ventilation and how well the roof was put on move a roof within its range.
Anthony Hicks30+ years in construction. Updated November 5, 2026.
Reading as
By material
The USDA Forest Service’s building condition assessment lists these roof lives, from the National Roofing Contractors Association:
| Roof | Typical life |
|---|---|
| Asphalt composition shingles | 15 to 30 years |
| Asphalt and wood shingles and shakes | 15 to 30 years |
| Sheet metal | 20 to 50 years or more, by the metal’s gauge and the fastening |
| Tile | About 50 years, by the tile’s quality and the climate |
| Slate | 50 to 100 years, by the grade |
| Built-up roofing, asphalt | 12 to 25 years |
The roof types guide describes each material, and the types of metal roofing guide the metal kinds.
What moves a roof within its range
- Climate. Sun, heat, hail, wind and freeze-thaw all wear on a roof; the table’s tile figure notes the climate.
- Attic ventilation. The code sets the vent area an attic needs (IRC R806.2); the roof vents guide works it out.
- Installation. Nailing, flashing and underlayment done to the code and the maker’s instructions; the roof flashing guide and underlayment guide cover them.
- Storms. A hailstorm can end a roof’s life early; the hail damage guide covers what to do.
What a lifetime warranty means
A shingle warranty’s term isn’t a promise of how long the roof lasts. GAF, for example, defines “lifetime” as coverage for as long as the original owner, or an eligible second owner, owns the home where its products are installed, for a single-family detached house, with its warranty’s own terms and limits.
Signs it’s time
- The roof is near the end of its material’s range.
- Leaks, or water stains on the ceiling or in the attic.
- Shingles missing or broken.
- Soft spots in the deck underfoot, which the roof decking guide covers.
Common questions
How long does a shingle roof last?
15 to 30 years for asphalt shingles, by the National Roofing Contractors Association’s figures in a USDA Forest Service table.
How long does a metal roof last?
20 to 50 years or more for sheet metal, depending on its gauge and how well it’s fastened (same table).
Can you put a new roof over an old one?
Sometimes. The residential code doesn’t allow a recover where the old roof is water-soaked or too deteriorated to be a base, where it’s slate or clay, cement or asbestos-cement tile, or where it already has two or more layers (IRC R908.3.1.1). The roof replacement cost guide prices a tear-off and new roof in your state.