Typical ranges by material
These are the ranges manufacturers and roofing trade groups describe. A roof can outlast them or fall short, so use them to plan, not as a promise.
- Three-tab asphalt shingles: about 15 to 25 years. Still common on postwar Capes and ranches in Chicopee, Ludlow and West Springfield.
- Architectural asphalt shingles: about 20 to 30 years. The usual choice for a replacement today.
- Slate: often 75 years or more. Older houses in Forest Park and Longmeadow still carry original slate; the nails and flashing usually fail first.
- Standing-seam metal: often 40 years or more. See our metal roof page.
- Flat and low-slope membranes: about 15 to 30 years, common on triple-deckers and porch roofs. See flat and low-slope roofs.
What wears roofs out in the Pioneer Valley
Freeze and thaw. Western Massachusetts winters swing above and below freezing many times. Water that gets into a crack freezes, expands and widens it, again and again.
Ice dams. Heat leaking into the attic melts snow that refreezes at the eaves, and the backed-up water works under shingles. Repeated ice dams shorten a roof's life even when they do not leak into the house. See our ice dam guide.
Summer sun and humidity. South- and west-facing slopes lose granules and curl first. Shade from the big maples and oaks on older streets keeps north slopes damp, which feeds moss.
Wind. Nor'easters and summer thunderstorms lift shingle edges and break the seal strips. Once a strip lets go, the next storm finds it.
How to find out how old your roof is
- Check the closing papers or seller's disclosure from when you bought the house.
- Ask your town's building department for re-roofing permits on your address. In Massachusetts a roof replacement generally needs a permit, so there is often a record.
- Look in the attic or garage for a leftover shingle bundle with a product name.
- Ask neighbors; many streets were reroofed in waves.
If the roof is past 20 years and shows the signs that it needs replacing, start planning before winter rather than after it.
Want a contractor to look at your roof? One call connects you with a participating local roofer.
Call (888) 292-4916Questions homeowners ask
Do architectural shingles really last longer than three-tab?
Generally, yes. They are thicker and heavier, and manufacturers expect them to outlast the older three-tab style. Installation and ventilation still decide a lot.
Does a second layer of shingles shorten a roof's life?
It can. A second layer holds more heat and hides the condition of the deck. Many homeowners choose a full tear-off so the decking can be checked and the ice barrier installed properly.