How long does a roof last? Lifespan of clay, concrete, metal and felt roofs
A roof is built to last, but how long it lasts varies greatly depending on the material, location and maintenance. Knowing the approximate lifespans helps you plan for future costs and understand when it’s time to have your roof looked at.
Clay tiles – the longest lifespan of all
Clay tiles are among the most durable roofing materials there are. A well-maintained clay tile roof can last 80 to 100 years, sometimes longer. Individual tiles can crack from frost, but they can be replaced without having to redo the whole roof.
Concrete tiles – around half a century
Concrete tiles normally have a lifespan of 40 to 50 years. Over time, the surface layer wears, and the tiles become more porous and absorb more moisture. That’s why age often shows more clearly on a concrete tile roof than on a clay tile roof of the same age.
Metal roofs – it depends on maintenance
A metal roof usually lasts 40 to 60 years, but maintenance plays a big part. Rust that takes hold in seams and around fixings shortens its lifespan. A metal roof that is repainted in good time, on the other hand, can last considerably longer.
Felt roofs – the shortest, but easy to renew
Felt roofs have the shortest lifespan of the four, often 20 to 30 years for a modern felt system. Older felt may need replacing sooner. The advantage is that a felt roof is relatively quick to renew, and minor damage can be repaired locally.
The underlay often matters most
Remember that the roof covering is only one part of the roof. The underlay, battens and roof boarding have their own lifespans, and it’s not unusual for the underlay to wear out before the tiles. A roof with intact tiles may therefore still need re-roofing.
What affects the lifespan
How long a roof lasts also depends on how well it was laid in the first place, how exposed the house is to weather and shade, whether the attic is properly ventilated and how regularly the roof is checked. A roof that is cleaned and inspected at regular intervals almost always lasts longer.
Not sure how long your roof will last?
VOLUX is happy to assess your roof on site and give you an estimate of how many years it has left, along with what you can do to extend its lifespan.
