Most roofs need to be replaced every 20 to 30 years. That said, some roofs can easily surpass a century without the need to replace them.
As a homeowner, getting your roof replaced is more than a minor inconvenience. It’s seriously expensive. It makes your house unlivable for a few days, or at least genuinely uncomfortable—but it’s well worth the aesthetic and structural results.
Car and home insurance
broker app Jerry
wants to save you as much money as possible on home maintenance and repairs. With that in mind, here’s Jerry’s guide to how often to replace your roof—including how much it’ll cost. MORE: Home insurance terms you need to know
How long does a roof last?
Different roofing styles and materials will outlast others. They’ll also be priced differently. Let’s start by taking a look at the most common types of roofs and their lifespans.
Different types of roofing
Three-tab asphalt shingles are simple and affordable, but you get what you pay for. These shingles typically last 15 to 20 years.
Architectural shingles give the roof a more three-dimensional look. They cost more, but they also usually last longer, around 20 to 40 years.
Wood shingles require a lot of work on your part. You need to keep them clear of debris, leaves, and moss or they’ll start to decay. These typically last 20 to 30 years, or as long as 50 if you take good care of them.
Wood shakes look more dated than wood shingles. These can last longer thanks to their thickness—30 to 40 years on average, or up to 60 with proper care.
Composite roofs are made of mostly recycled materials but look like a more expensive slate or wood shake roof. They can last 30 to 50 years or more.
Metal roofing can last up to 100 years, depending on the metal. Zinc and copper tend to outlast steel and aluminum, which will usually need replacing after 50 to 60 years.
Tile roofing made of cement or clay can easily surpass 50 years, and might even make it past 100 years. It’s pricey but extremely durable.
Slate roofing will easily last 100 years if it’s cared for. Many experts suggest slate roofing above other material options.
Signs it’s time to replace your roof
How often you need to replace your roof boils down to the condition of your roof itself. If two or more of the following situations apply to you, consider having a roofer come by to inspect your roof and give you an estimate.
You haven’t replaced the roof in over 20 years
Areas appear to be sagging
You see patches of mold or moss on the roof
Shingles, shakes, or tiles are damaged or missing
Areas of the roof appear severely discolored or faded
What to keep in mind when replacing your roof
Replacing your roof isn’t an easy decision, even if it’s something you desperately need. Here are a few tips to help you prepare:
Roofing is priced by the “square.” Each square equals 100 square feet. So, divide the total square footage of your home’s roof by 100 to find out how many squares you’ll need.
Shop around. Don’t just go with the first roofer you find, or a roofer someone suggests to you. Make sure you’re getting the lowest rate for the job.
Make sure the roofer is locally licensed AND insured. They need to present evidence of worker’s comp and liability insurance, so you’re protected if they get injured on your property.
Choose the best value roofing material. Don’t just go for the cheapest three-tab asphalt you can find and call it a day. Other materials are more expensive, but they’ll last longer and improve your home’s resale value.
Your house might be unlivable for a few days. Roofing is loud. Roofers will be ripping and pounding and slamming, and you may want to stay someplace else during the day while they’re working.
Ask about roof removal services. Make sure the roofer is fully replacing the roof instead of just putting fresh tiles over your old ones.
Materials and pricing
You can expect to pay roughly the following for these different types of roofing material:
Asphalt shingles: $90 per square
Composite shingles: $400 per square
Wood shingles: $500 per square
Cement tiles: $500 per square
Metal roofing: $1,000 per square
Slate roofing: $1,600 per square
Clay tiles: $1,800 per square
MORE: How to decipher home insurance quotes
Does home insurance cover roof replacement?
You’ll want to look over your home insurance policy or give your insurance provider a call to ask what specific perils are covered. But as a general rule, home insurance usually pays for roof replacement only if the roof is damaged by something the provider covers.
For instance, if your roof is damaged by a tornado, a house fire, or even impact from a vehicle, that’s usually covered. But if your roof is just old, damaged due to wear and tear, or neglected, repairs won’t be covered.
Beware that insurance companies often won’t pay for roofs more than 20 years old—regardless of what causes the damage.
Always make sure the damage amount exceeds your deductible before filing an insurance claim, too.
How to find affordable home insurance
Unfortunately, there isn’t much you can do to save money when replacing your roof. But you can save a lot on your homeowner’s insurance
when you switch with Jerry
! Jerry is a licensed insurance broker that makes it easier than ever to find and sign up for home, car, or renters insurance. Simply download the app, answer a few questions, and give Jerry a few minutes to find you competitive quotes from trusted insurance providers.
While you’re at it, consider using Jerry to bundle your home and auto policies for additional savings!
“Jerry
was wonderful! I used it for my auto and renters policies. I trusted it so much that I signed up my homeowners insurance under Jerry as well. All of the agents are amazingly nice and knowledgeable.” —Mary Y.
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