How long roofs last, what they cost, and what to ask
Plain answers to the questions homeowners search for most. Ranges are general; your roof, region and contractor change the numbers.
How long does a roof last?
| Material | Typical lifespan |
|---|---|
| Asphalt shingles | 15–40 years; start watching closely around 15–20 |
| Wood shakes and shingles | About 30 years |
| Metal | 40–70 years |
| Concrete tile | 50 years or more |
| Clay tile | 50–100 years |
| Slate | 75–200 years |
| Flat roofs | 20–30 years |
Source: Fixr, "How Long Does a Roof Last?"
What does a new roof cost?
For asphalt shingles, replacement commonly runs about $4.25 to $12.25 per square foot. Homeowners who replace all the shingles pay around $10,000 on average, with total jobs ranging from roughly $2,000 to nearly $25,000 depending on roof size, pitch, layers to remove, materials and local labor.
Sources: NerdWallet, "Cost to Replace Roof Shingles in 2026"; average figure attributed to HomeAdvisor.
A quote far below the range can mean shortcuts; one far above it deserves a second estimate. Always compare written quotes for the same scope of work.
Signs it may be time
- The roof is past the typical lifespan for its material.
- Shingles are missing, cracked, curling or buckling.
- You find shingle granules collecting in the gutters.
- Water stains on ceilings or in the attic, or daylight through the roof boards.
- The roofline sags.
- You've needed several repairs in the last few years.
Repair or replace?
Usually a repair
A younger roof with damage in one spot, such as a few blown-off shingles or flashing around a chimney.
Usually worth pricing a replacement
An older roof with problems in several places, repeated leaks, or widespread wear.
These are rules of thumb, not a diagnosis. An in-person inspection by a licensed contractor is the only way to know for sure.
Questions to ask before you hire
- Are you licensed and insured? Can I see proof?
- Can I have a written estimate with the work, materials, start and completion dates, and price?
- Will the contract include your name, address, phone, license number, and my right to cancel within three business days?
- How much is the deposit, and when is each payment due? (Don't pay everything up front.)
- Who pulls the permits?
Red flags
- Door-to-door offers, "leftover materials", or "we're in the area".
- Pressure to decide on the spot, or cash-only payment.
- Asking you to get the permits, or steering you to their lender.
- Blank or unread documents to sign.
Source: Federal Trade Commission, "How To Avoid a Home Improvement Scam".
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