When does your roof need replacing?
Most asphalt shingle roofs last 20–30 years. If yours is approaching that age or showing warning signs, it's time to plan ahead rather than wait for an emergency leak.
Warning signs to watch for
- Curling, cracking, or missing shingles
- Granule loss (check your gutters for grit)
- Sagging sections or visible daylight from the attic
- Recurring leaks or water stains on ceilings
- Moss or algae growth covering large areas
- Neighbors on your street are replacing their roofs (homes built at the same time often age similarly)
Roof replacement costs in 2026
| Material | Cost per sq ft (installed) | Lifespan |
|---|---|---|
| 3-tab asphalt shingles | $3.50–$5.50 | 15–20 years |
| Architectural shingles | $4.50–$7.00 | 25–30 years |
| Metal roofing | $7.00–$14.00 | 40–70 years |
| Slate or tile | $15.00–$30.00 | 75–100+ years |
For an average 2,000-sq-ft roof, expect to pay $8,000–$15,000 for asphalt shingles and $14,000–$28,000 for metal roofing.
How to choose the right roofing contractor
- Verify licensing and insurance: Ask for proof of general liability and workers' compensation.
- Check reviews and references: Look for a track record of quality work on homes similar to yours.
- Get written estimates: A quality roofer provides an itemized quote — not just a lump sum.
- Ask about warranties: Look for both a manufacturer's material warranty and a workmanship warranty from the contractor.
- Avoid storm chasers: Be cautious of door-to-door roofers after severe weather. They often disappear after the job.
Timeline
A straightforward roof replacement typically takes 2–5 days for asphalt shingles and 1–2 weeks for metal or tile. Weather delays, structural repairs, and permit inspections can extend the timeline.
FAQ
Can I put new shingles over old ones?
Sometimes — if building codes allow it and you only have one existing layer. However, a full tear-off lets the roofer inspect the decking and is generally recommended for the best long-term result.
Does homeowner's insurance cover roof replacement?
Insurance typically covers damage from sudden events (storms, fallen trees) but not normal wear and aging. Document damage promptly and file a claim before starting repairs.