Roof Life Expectancy
For Every Type of Roof
Roof Online Staff, Updated June 1, 2021
Table of Contents
How Long Does a Roof Last?
How long a roof lasts depends on how well the roof was installed, the type of roofing material used, the thickness and quality of the roofing materials, and the local climate.
Read on to learn more about roof life expectancy, or scroll down to see the chart.
Life Expectancy of Roofing Materials and Systems
Factors That Determine a Roof’s Life Expectancy
There are many factors that go into predicting the length of the useful service life of a roof.
The quality and reliability of the manufacturer is very important. The local environment that the roof will have to endure is also a big piece of it.
Roofing materials in coastal regions, with high levels of corrosive environmental salt, tend to deteriorate faster, for instance.
Many types of roof don’t perform well in deserts, with the continual barrage of UV rays. (Asphalt and EPDM rubber should both be expected to last on the low end of the predicted range in a place like El Paso, Texas. Asphalt in general and EPDM flashing material are both highly vulnerable to sunlight.)
The use of proper fasteners and other accessories is crucial to long-term roof performance.
An all-too-common reason for the premature failure of tile roofs, for instance, is the use of low-quality fasteners and battens, which fail long before the tiles themselves would have.
All other things being equal, though, it’s the thickness of the material that most affects the expected lifespan of a roof. As a rule of thumb, the thicker the shingle, the panel, the membrane, or the tile, the longer the roof will last.
Length of Roofing Warranties
The warranty periods given in the table are for typical manufacturer’s material warranties. A material warranty only covers the performance of the roofing material itself (basically, it just covers factory defects, which are very rare these days).
The initial workmanship of the roof installation and the performance of other parts of the roof assembly, including the roof deck and any other components not produced by that manufacturer, will not be covered by the manufacturer’s warranty.
Those things will be covered by the roofing contractor’s workmanship guarantee if they are covered at all.
Contractor’s workmanship guarantees last for a much shorter period of time, usually 1 – 5 years.
Many manufacturers have recently changed their warranties to “limited lifetime” warranties, especially for high-end asphalt shingles.
If you read the fine print, however, you’ll see that the coverage becomes “prorated” after 10 – 25 years. This means that the manufacturer starts to guarantee less than the full replacement value of the roofing material after that point.
About This Roof Lifespan Chart
The following table provides typical expected useful service life durations for various roofing materials and roof systems.
The values for the expected lifespans are based on recent developments in roofing materials technology. The table covers current roofing products, so in some cases the expected service life we give will be significantly longer than what can be expected from older products on existing roofs which were installed years ago.
Table of Roof Life Expectancy by Roofing Material
|Life Expectancy of Roofing Materials and Roof Systems|
|Roofing Material or System||Typical Useful
|Common Length of
|Asphalt Shingles: 3-Tab||12 – 25 Years||10 Years|
|20 – 35 Years||20 Years|
|Asphalt Shingles: Architectural (Laminated)||25 – 40 Years||25 Years|
Architectural (Laminated), Premium
|35 – 50 Years||40 Years|
|Built-Up Roof: Asphalt, 3-Ply||15 – 20 Years||10 Years|
|Built-Up Roof: Asphalt, 4-Ply||20 – 25 Years||15 Years|
|Built-Up Roof: Coal Tar Pitch, 4-Ply||25 – 30 Years||20 Years|
|Built-Up Roof: Coal Tar Pitch, 5-Ply||30 – 40 Years||25 Years|
|Clay Tile||50 – 150 Years||75 Years|
|Concrete Tile||40 – 100 Years||50 Years|
|EPDM Membrane: 45-mil Ballasted||15 – 25 Years||10 Years|
|EPDM Membrane: 45-mil Fully-Adhered||20 – 30 Years||15 Years|
|EPDM Membrane: 45-mil Mechanically-Attached||15 – 25 Years||10 Years|
|EPDM Membrane: 60-mil Ballasted||20 – 30 Years||15 Years|
|EPDM Membrane: 60-mil Fully-Adhered||25 – 35 Years||20 Years|
|EPDM Membrane: 60-mil Mechanically-Attached||20 – 30 Years||15 Years|
|EPDM Membrane: 75-mil Mechanically-Attached||25 – 35 Years||20 Years|
|EPDM Membrane: 90-mil Ballasted||25 – 35 Years||20 Years|
|EPDM Membrane: 90-mil Fully-Adhered||30 – 40 Years||30 Years|
|Fiber Cement Shingles||30 – 45 Years||25 Years|
|Metal: Corrugated Steel Panels||30 – 60 Years||30 Years|
|Metal: Metal Roof Tile Panels, Aluminum||50 – 80 Years||50 Years|
|Metal: Metal Roof Tile Panels, Steel||40 – 60 Years||30 Years|
|Metal: Standing Seam, Aluminum||50 – 80 Years||40 Years|
|Metal: Standing Seam, Copper||90 – 150 Years||50 Years|
|Metal: Standing Seam, Steel||40 – 60 Years||30 Years|
|Metal: Stone-Coated Steel Panels||50 – 75 Years||50 Years|
|Metal: Structural Metal Panels, Aluminum||50 – 70 Years||30 Years|
|Metal: Structural Metal Panels, Steel||40 – 60 Years||25 Years|
|Modified Bitumen: APP Modified, 2-Ply||15 – 25 Years||15 Years|
|Modified Bitumen: APP Modified, 3-Ply||20 – 30 Years||20 Years|
|Modified Bitumen: SBS Modified, 2-Ply||15 – 25 Years||15 Years|
|Modified Bitumen: SBS Modified, 3-Ply||20 – 30 Years||20 Years|
|PVC Membrane: 60-mil Fully-Adhered||25 – 35 Years||20 Years|
|PVC Membrane: 80-mil Fully-Adhered||30 – 40 Years||25 Years|
|PVC Membrane: 60-mil Mechanically-Attached||20 – 30 Years||15 Years|
|PVC Membrane: 80-mil Mechanically-Attached||25 – 35 Years||20 Years|
|Roll Roofing, Asphalt||5 – 15 Years||NA|
|Slate Roofing: Hard Slate (S-1 Grade)||100 – 200 Years||100 Years|
|Slate Roofing: Soft Slate (S-2 Grade)||50 – 100 Years||40 Years|
|Spray Polyurethane Foam||20 – 30 Years||20 Years|
|Synthetic (Composite, Plastic)
Shingles, Slates, or Tiles
|40 – 60 Years||40 Years|
|Thatch||30 – 45 Years||NA|
|TPO Membrane: 60-mil Fully-Adhered||20 – 30 Years||20 Years|
|TPO Membrane: 80-mil Fully-Adhered||25 – 35 Years||25 Years|
|TPO Membrane: 60-mil Mechanically-Attached||15 – 25 Years||15 Years|
|TPO Membrane: 80-mil Mechanically-Attached||20 – 30 Years||20 Years|
|Wood Shakes, Western Red Cedar||30 – 50 Years||25 Years|
|Wood Shingles, Western Red Cedar||25 – 40 Years||20 Years|