You're probably here because you're staring at your roof wondering, "Is it time?" Maybe you just bought a house and you're trying to figure out what you're working with. Or maybe that shingle that blew off last week has you spiraling into full-blown roof anxiety.

Here's the truth: most asphalt shingle roofs last 20-25 years. But—and this is important—that's not a guarantee. It's a rough estimate that depends on a bunch of factors we'll get into.

Let's figure out where your roof stands and what you should actually be thinking about.

The Basic Breakdown: What to Expect

Asphalt Shingles (3-Tab): 15-20 years
These are your basic, economical shingles. They do the job, but they're thinner and don't handle weather extremes as well. If this is what you have, you're on the shorter end of the lifespan spectrum.

Architectural Shingles: 25-30 years
These are thicker, more durable, and what most people install today. They look better and hold up longer. If you're replacing your roof, this is probably what you want.

Metal Roofing: 40-70 years
Yes, really. Metal roofs cost more upfront but can outlast you in your home. They're virtually indestructible and laugh at storms.

Slate or Tile: 50-100+ years
The forever roofs. Expensive as hell, but your great-grandkids might still be under the same roof. Literally.

Wood Shakes: 20-30 years
Beautiful but high-maintenance. They need regular treatment and don't love humidity or fire-prone areas.

But Here's What Actually Matters

Those numbers above? They're under ideal conditions. But you don't live in ideal conditions—you live in Maryland (or Virginia, DC, wherever BV Exterior serves).

Here's what really affects how long your roof lasts:

The Weather You're Dealing With

Maryland is brutal on roofs. We get humid summers that breed algae, winter freeze-thaw cycles that crack shingles, surprise hailstorms, and the occasional tropical system that decides to say hello.

If you're near the Chesapeake Bay or Eastern Shore, that humidity is cutting years off your roof. Moisture breeds moss and algae, which hold water against your shingles and speed up deterioration.

Western Maryland? Those freeze-thaw cycles are your enemy. Water gets in tiny cracks, freezes, expands, and splits shingles apart from the inside out.

Anywhere in the mid-Atlantic, you're getting a combo deal of weather challenges. Your roof works harder here than it would in, say, Arizona.

Installation Quality (This Is HUGE)

A roof is only as good as the person who installed it. We've seen 10-year-old roofs that look like they're 30 because someone cut corners. And we've seen 25-year-old roofs still going strong because they were done right.

Proper installation means:

• The right underlayment for your climate

• Correct nail placement and count (yes, this matters)

• Proper ventilation (this is where most people screw up)

• Quality flashing around chimneys, vents, and valleys

• Ice and water shield where it's needed

Hire a cheap, unlicensed contractor and you might get 15 years out of a roof that should've given you 25. We see it all the time.

Ventilation (The Thing Nobody Thinks About)

Poor attic ventilation is a silent roof killer. Hot, trapped air in your attic cooks your shingles from underneath. In winter, it creates ice dams that force water under your shingles.

If your roof is aging faster than it should, there's a good chance ventilation is part of the problem. This is fixable during replacement, but most homeowners have no idea it's even an issue.

Maintenance (Or Lack Of It)

Roofs need attention. Not much, but some. Clean your gutters twice a year. Trim branches that hang over your roof. Get an annual inspection to catch small problems before they become big ones.

We've seen roofs fail at 15 years because nobody touched them. And we've seen roofs push 30 years because homeowners stayed on top of maintenance.

How to Know If YOUR Roof Is Dying

Forget the age for a second. Here's what actually tells you it's time:

Multiple leaks. One leak is a repair. Three leaks means your roof is throwing in the towel.

Curling or missing shingles. If shingles are curling up at the edges or you're finding them in your yard after every storm, you're nearing the end.

Granules everywhere. Check your gutters. If they're filled with what looks like coarse, colored sand, your shingles are breaking down. That's the protective layer washing away.

Sagging spots. This is serious. It means water damage has compromised your roof deck. Don't wait on this one.

Light coming through your attic. If you can see daylight through your roof boards, you've got holes. That's a problem.

Your neighbors are all replacing theirs. If your neighborhood was built around the same time and everyone's getting new roofs, yours is probably due too.

The "Should I Wait or Replace Now?" Question

This is where people get stuck. Maybe your roof is 20 years old but looks okay. Do you wait?

Here's our take: if you're at 20+ years and starting to see issues—even small ones—it's time to plan for replacement. You might squeeze out another year or two, but you're gambling.

The worst time to replace a roof is in an emergency, during a leak, in the middle of winter, when you're scrambling. The best time is when you can plan it, get multiple quotes, and do it on your terms.

Can You Make a Roof Last Longer?

Yes, actually. Here's how:

• Clean your gutters religiously. Twice a year, minimum. Clogged gutters back water up onto your roof.

• Trim overhanging branches. They scrape shingles and drop debris that holds moisture.

• Get annual inspections. Catch small problems early. A $200 repair beats a $10,000 replacement.

• Address moss and algae fast. Don't let it sit there eating your shingles.

• Check your attic ventilation. Make sure you've got proper airflow.

• Fix problems immediately. That "small leak" becomes a big, expensive leak fast.

What We Tell Our Customers

When someone asks us, "How long does a roof last?" we tell them this:

Plan on 20-25 years for asphalt shingles in our area. But start inspecting seriously around year 15. By year 20, get a professional up there to tell you where you stand.

Don't wait until you're in crisis mode. The homeowners who plan ahead get better work, better prices, and way less stress.

And for the love of all that's holy, use a licensed, insured contractor. The money you save hiring some guy with a truck will evaporate when your roof fails in 10 years and you have no recourse.

Bottom Line

Your roof is probably going to last 20-25 years if it's asphalt shingles and installed properly. But Maryland weather, poor installation, and neglect can cut that short. On the flip side, good maintenance and quality work can push it longer.

If you're wondering about your specific roof, stop guessing. Get someone who knows what they're doing to take a look. We offer free inspections for exactly this reason—so you know where you stand without the sales pressure.

Ready to find out how much life your roof has left? Visit bvexterior.com or give us a call. We'll shoot straight with you about what you're working with and what your timeline looks like. No games, no pressure—just honest answers.

Because you deserve to know the truth about your roof, not some sales pitch.