Typical ranges
| Roof | Typical life with good upkeep |
|---|---|
| Architectural shingles | about 20–30 years |
| Foam roof | decades, with a recoat every several years |
| Roof coating | several years per coat |
| TPO / modified bitumen | about 15–25+ years |
| Metal | 40+ years |
| Tile (underlayment) | tiles last very long; underlayment often 20+ years |
What shortens a roof's life here
- UV — strong sun at altitude breaks down shingles and coatings.
- Heat — poorly vented attics cook shingles from below.
- Hail and wind — sudden damage that speeds aging.
- Ponding on flat roofs.
- Clogged canales and debris under trees.
- Skipped maintenance — especially recoats.
Get more years
Yearly look-overs, clean canales and gutters, recoat flat roofs on time, fix small leaks fast and keep attics ventilated. A roof inspection is a good place to start.
Roofing questions
My shingle roof is 18 years old. Should I replace it?
Not necessarily — have it inspected. Condition matters more than age alone.
Do metal roofs really last that long?
Many do, with fastener and trim upkeep.
Does a white coating help my roof last?
Coatings protect flat roofs from sun; keeping them up is key.