Roof maintenance: schedule, lifespan and costs
Updated
Overview
The roof is the shingles, the flashing around every chimney and vent, the deck of plywood under them, and the gutters at the edge that carry the water away. Most homes have asphalt shingles, which are cheap, quick to install and good for a few decades if they're left alone and looked at now and then. The roof asks for very little: an inspection every year, clean gutters, trees kept off it, and a look at the attic underneath for the leaks that start before anyone sees them from outside.
Lifespan
An asphalt shingle roof lasts 20 to 30 years. Metal and tile roofs last longer and cost more, and a roof in a hot, sunny climate or under heavy tree cover lands at the short end of the range.
What shortens a roof's life is water that stays and debris that holds it. Clogged gutters back water up under the bottom course of shingles. Branches scrape granules off and drop leaves that hold moisture against the surface. Moss grows where it's shady and damp and lifts the shingles as it spreads. A small leak that goes unnoticed rots the deck under it until a patch becomes a tear-off. What extends the life is keeping the surface clean and dry and catching damage while it's one shingle.
The signs a roof is near the end: shingles curling at the edges or losing their granules across whole sections, bald patches, several leaks in different places, and a sag in the roofline. A roof past the middle of its lifespan with those signs is a roof to budget for.
Maintenance schedule
The jobs that keep a roof sound, in the order they matter.
| Task | How often |
|---|---|
| Inspect the roof | once a year, and after any big storm |
| Clean the gutters | twice a year, in spring and late fall |
| Trim trees and shrubs away from the house | once a year |
| Inspect the attic | twice a year |
Replacement cost
Replacing an asphalt shingle roof costs $8,000 to $25,000 for an average home. The range depends on the size and pitch of the roof, how many layers of old shingles have to come off, the condition of the deck underneath, and the region. Metal and tile cost more and last longer.
The repair-or-replace rule: a roof with one leak or a patch of storm damage gets repaired, whatever its age. A roof past the middle of its lifespan with leaks in several places, or with shingles failing across whole sections, gets replaced, because each repair on a worn roof opens the next problem. A roofer's inspection, which costs $100 to $300, settles it.
Common problems
- A stain on a ceiling: a leak, usually at flashing around a chimney, a vent or a valley. Inspect the roof from the ground and the attic to find where the water is coming in.
- Granules in the gutters: the shingles are shedding their surface, which is normal aging but a sign to watch. Clean the gutters and look at how much is coming down each time.
- Water pouring over the gutter edge in rain: a clog, or a gutter that's pulled away from the fascia. Clean the gutters and check the hangers.
- Branches on the roof or in the gutters after every wind: trees too close. Trim trees and shrubs away from the house.
- Daylight through the roof from the attic, or wet insulation: a leak or a damaged vent. Inspect the attic after storms, and have a roofer look at what you find.
- Moss or lichen on a shady slope: it holds water and lifts shingles. A roofer can treat it, and trimming the trees that shade it keeps it from coming back.
FAQ
How long does a roof last?
An asphalt shingle roof lasts 20 to 30 years. Metal and tile last longer. Sun, heat and tree cover push a roof toward the short end.
How much does a new roof cost?
$8,000 to $25,000 for asphalt shingles on an average home, depending on size, pitch, the layers coming off and the deck's condition.
How do I know if my roof needs to be replaced?
Curling or bald shingles across whole sections, leaks in several places, a sagging roofline, and an age past 20 years. One leak on a younger roof is a repair.
Can I inspect my roof myself?
From the ground with binoculars and from the attic with a flashlight, yes, and that finds most problems. Walking on the roof is dangerous and damages shingles, so leave that to a roofer.
What maintenance does a roof need?
A yearly inspection and one after any big storm, gutters cleaned twice a year, trees trimmed back once a year, and a look at the attic twice a year for leaks.