If you're asking "how long should a roof last," you're probably worried yours is getting old or you're planning ahead. Smart move either way.

Here's the straight answer: most roofs last 20-25 years. But that number changes based on what you've got on your house and where you live.

Roof Lifespan by Material Type

Asphalt Shingles: 15-25 Years
Basic 3-tab shingles last about 15-20 years. Architectural shingles (the thicker ones) last 20-25 years, sometimes 30 if you're lucky. This is what most homes have.

Metal Roofing: 40-70 Years
Metal roofs last way longer than asphalt. Steel roofing lasts 40-50 years. Aluminum and copper can hit 70 years or more. That's why people pay extra upfront.

Tile and Slate: 50-100+ Years
These last forever but cost a fortune. Concrete tile gives you 40-50 years. Clay tile and slate can last 100+ years if installed right.

Wood Shakes: 20-30 Years
Wood looks great but needs maintenance. In humid areas like Maryland, expect 20-25 years max.

What Affects How Long Your Roof Lasts

The numbers above are best-case. Here's what actually determines roof lifespan:

Weather and climate. Maryland's humidity, freeze-thaw cycles, and storms cut years off roofs. Mild climates get longer roof life. Harsh weather means shorter.

Installation quality. A properly installed roof lasts its full lifespan. Cheap installation? You might lose 5-10 years. This is huge.

Ventilation. Poor attic ventilation cooks your roof from underneath. It's a silent killer that shortens roof life fast.

Maintenance. Clean gutters, trim branches, fix small problems early—these add years. Neglect cuts years off.

Roof pitch. Steep roofs shed water better and last longer. Flat or low-slope roofs don't drain as well and age faster.

Signs Your Roof's Lifespan Is Ending

Age is just a number. These signs tell you it's actually time:

Curling or missing shingles. When shingles curl up or blow off regularly, the roof's done.

Multiple leaks. One leak is fixable. Three or four means the whole system's failing.

Granules in gutters. That colored sand in your gutters? That's your shingles breaking down.

Sagging sections. This means water damage underneath. Serious problem.

Your neighbors are replacing theirs. If the whole neighborhood was built at once, your roof's probably the same age as theirs.

How Long Should a Roof Last in Maryland?

Maryland weather is tough on roofs. Here's what to expect:

Asphalt shingle roofs in Maryland: Plan on 20-22 years, not the full 25. Our humidity and temperature swings take a toll.

Metal roofs in Maryland: Still hit 40-50+ years. Weather doesn't faze metal much.

Tile and slate in Maryland: 50-75 years easy if installed correctly.

The Chesapeake Bay area's humidity cuts a few years off most roofs. Western Maryland's snow and ice does the same. Central Maryland gets a mix of everything—heat, humidity, freeze-thaw, storms. Your roof works harder here.

Can You Make a Roof Last Longer?

Yes. Here's how to extend roof life:

Annual inspections. Catch problems early before they spread.

Clean gutters twice a year. Clogged gutters back water onto your roof and rot it.

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

Fix leaks immediately. Small leaks become big problems fast.

Improve ventilation. Proper airflow keeps your attic cool and prevents moisture buildup.

Remove moss and algae. This stuff holds water against your roof and speeds up deterioration.

Do these things and you might squeeze an extra 3-5 years out of your roof lifespan.

When Should You Replace Your Roof?

Don't wait until it's falling apart. Replace when:

• Your roof hits 20 years old and shows wear

• You're getting multiple leaks

• Shingles are cracking or curling everywhere

• You're planning to sell soon (buyers hate old roofs)

• Storm damage hit more than 30% of your roof

The worst time to replace a roof is during an emergency leak in winter. Plan ahead.

How Long Should a New Roof Last?

A brand new roof should give you its full expected lifespan—20-25 years for asphalt, 40-70 for metal—IF it's installed correctly by licensed contractors.

The key is quality installation and materials. Cheap shingles and sloppy work cut that lifespan short. Good materials and pro installation get you every year you paid for.

Roof Warranty vs. Actual Lifespan

Here's something important: roof warranties don't equal roof lifespan.

Your shingles might have a "30-year warranty," but read the fine print. Most warranties are prorated—after 10 years, they cover less and less. By year 20, they might cover 20% of replacement cost.

Actual roof lifespan is about how long it performs, not what the warranty says. Focus on quality installation and maintenance, not warranty marketing.

Average Roof Replacement Timeline

Here's the typical timeline:

• Years 0-10: Roof is solid, minimal maintenance needed

• Years 10-15: Start annual inspections, watch for minor issues

• Years 15-20: Problems start appearing, repairs become more common

• Years 20-25: Replacement should be on your radar

• Year 25+: You're on borrowed time

Metal roofs follow a different timeline—they cruise for 40+ years with minimal issues.

Bottom Line: How Long Your Roof Should Last

Asphalt shingles: 20-25 years
Metal roofing: 40-70 years
Tile and slate: 50-100 years

Those are the standards. Maryland weather might knock a few years off. Poor installation or neglect will definitely knock years off. Good maintenance adds a few years back.

If your roof's pushing 20 years, start planning. Get it inspected professionally so you know where you stand. Don't wait for an emergency.

Want to know how much life your roof has left? We'll come look at it for free. Visit bvexterior.com or call us. We'll tell you straight—whether you need replacement now, in a few years, or you're good for a while longer.

No pressure, just honest answers about your roof's lifespan.