One of the most common questions professionals in the roofing industry get asked is how long does a roof last after it is reroofed? While on the surface, the question may come across as being pretty simple to answer, in reality, it depends on many different factors. Take, for instance, the fact that while most types of roofs will last for around 15 years on average, some can last for up to half a century if not more. It all depends on the roofing material, skill of the roofer and the quality of materials used to build the roof.
So, to understand how long a new roof or a newly reroofed roof will last, we’ll need to begin with the most common types of roofing material. We’ll go into these and other questions in this article by the end of which you should have a fair idea as to how long your roof can be expected to last.
Asphalt Shingles – Have a service life from 15-30 years
Most homes in America use asphalt shingles, and that’s why it is the most commonly used roofing material. One reason for this is that they are affordable. At around $80 per square, almost any homeowner can afford them. Though higher-end ones are more expensive but come with a 25-year warranty.
Asphalt shingles are made from various materials, including cement fibres, and organic materials. The shingles work to provide a pretty strong barrier against wind, rain and UV rays. The shingles often feature a layer of black asphalt on one side which tends to become sticky when the sun is hot, and that helps seal it in place. If anything, it is a watertight seal which is imperative to its long life.
Architectural Shingles Can Last for 25-30 Years
Now, these happen to be more premium and also be more expensive compared to regular shingles. You could be looking at paying around $250 to $400 per square for these denser and thicker shingles. However, apart from being more durable, they also look more attractive. Homeowners can choose from a myriad of styles that help them mimic expensive roofing materials like tile, wood and slate. However, the warranties on these architectural shingles will vary with the best ones offering a 30-year warranty.
Wood Shingle Roofs Can Last For Up to 30 Years
That’s right wood shingle roofs can last pretty long but only if they are maintained properly. Wooden shingles are mainly made from Cedarwood, which is also referred to as “shakes” since it is inset and rot-resistant. The best feature of wood shingles is that they look exquisite on just about any type and size of roof. They can weather over time and end up with silvery grey color, which makes them look excellent on cottage style and Tudor homes.
However, because wooden shingles are obviously a natural product, it is common to find warped shingles or ones that have split. That’s why it is imperative to get your wood shingle roof inspected each year with split shingles replaced right away. If it is under warranty, then the manufacturer should replace it with no charge.
Clay Tiles Have a Life of 50+ Years
Clay tiles are amongst some of the most durable options around and are available in a selection of earthy colors. The roofing is best known for its conservative terracotta tones, which are popular in the southwest of the US. However, clay tiles aren’t cheap, costing around $600-$800 per square. That said they end up working out to be cheaper in the long-term since they will not be replaced anytime soon. The tiles are low maintenance, extremely durable and come with pretty good 30-year warranties. In our opinion, this is a bargain hunter’s dream, but only if you intend to live in the same home for at least 30 years.
Metal Roofs Can Last for Up to 70 Years
Metal roofing is extremely durable and on par with clay roofing. However, the starting price for metal roofs is lower at around $115 per square for seam panels made from aluminum. On the high end, you could be paying $900 per square for stone coated solid steel tiles or standing seam copper panels.
Metal roofing’s durability all boils down to the thickness of the metal. The thicker the gauge, the longer it is going to last. The 26 gauge and 29 gauge cheaper metal roofing options can last for up to 25 years if taken care of. On the high-end, the 24 gauge metal roofing option can last for up to 50 years. However, most manufacturers offer a 20-year warranty and some even a lifetime warranty which is dependent on the metal used.
Slate Tiles Can Last for 100+ Years
Slate is a natural stone which is scientifically referred to as a metamorphic rock. The fine-grained appearance is due to thousands if not millions of years of pressure that has turned it into a durable piece of stone.
Prices for Slate Tiles can range from $600 and go right up to $1500 per square. Slate roofs are durable, and they can absorb an immense amount of damage without breaking. The only force of nature that may be able to take your slate roof apart is a large tornado. That’s why slate tile manufacturers offer pretty extensive warranties from 50+ years to a hundred years because they never really break. Plus if they do break then replacing them is easy.
The biggest drawback of slate tiles is the fact that they are expensive and that they weigh a lot. So, a standard roofing frame will not suffice, and so the roof needs to be reinforced before slate can be installed.
So, to answer the original question as to how long a reroof lasts, well, it depends on the material. The more durable the material, the longer it is going to last. The same goes for annual maintenance which can extend the life of any roof, including one that’s made from Cedarwood.