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  • Writer's pictureEleven Exterior Inc

When is the Best Time to Replace a Roof?

Updated: Jun 28, 2023

Roof is one of the most important parts of property. It protects a property from the elements, and it can also add value to the property. But like any other part of property, roof will eventually need to be replaced.

So when is the best time to replace a roof? There are a few factors to consider, including the age, the type, and the climate the property is located in.

Pro Tip: Late summer and fall are the busiest season for roofers, so late winter or spring may have better price with off-season discounts.

Age and type of roof

The average lifespan of roof are greatly varies with the type. If a roof is older than their average lifespan, it's a good idea to start planning about replacing it. Here are the common roof types in the US.

Asphalt shingle roof
  • Asphalt shingles: 20-25+ years (architectural or composite last longer). This is the most common type of roof in the US. It is relatively inexpensive and easy to install with great varieties of looks and colors. However, it has a shorter lifespan than some other types of roofs.

Modified Bitumen
  • Modified bitumen roofs: 20-25+ years. Modified bitumen roofs are made from a single layer of asphalt that has been modified with polymers to make it more durable. They are a good option for roofs in areas with high winds or heavy rainfall.

  • EPDM roofs: 25-30+ years. EPDM roofs are made from a single layer of ethylene propylene diene monomer (EPDM) rubber.

  • TPO roofs: 25-30+ years. TPO roofs are made from a single layer of thermoplastic polyolefin (TPO) membrane. They have a high resistance to fats, hydrocarbons and oils. They are also white, so naturally reflects sunlight. However, workmanship with heat welding seams greatly affects the lifespan of roofs.

  • PVC roofs: 20-30+ years. PVC roofs are made from a single layer of polyvinyl chloride (PVC) membrane. They have excellent puncture and heat resistant. However, they are incompatible with asphalt-based products.

Standing Seam Metal Roof
  • Metal roofs: 50-75+ years. Metal roofs are durable and energy-efficient. They can help to keep your home cooler in the summer and warmer in the winter. However, metal roofs are relatively expensive.

Wood Shake Roof
  • Wood shake roofs: 15-30 years. Wood shake roofs are a popular choice for homes in coastal areas. They are made from cedar or redwood shakes, which are naturally resistant to rot and decay. However, wood shake roofs require more maintenance than other types of roofs and need to be re-stained or painted every few years.

Clay tile roof
  • Clay tile roofs: 50-100 years. Clay tile roofs are a popular choice for homes in warm, dry climates. They are made from clay or concrete tiles, which are very durable and can last for up to 100 years. However, clay tile roofs are also very heavy and can add a lot of weight to a property

Slate roof
  • Slate roofs: 80-150 years. Slate roofs are the most durable type of roof and can last for up to 150 years. However, they are also the most expensive type of roof.

Green roof
  • Green roofs: 20-50 years. Green roofs are roofs that are covered with plants. They can help to improve air quality, reduce stormwater runoff, and provide insulation. Green roofs are a relatively new type of roof and can be more expensive than traditional roofs.


The lifespan of a roof can be affected by the climate in which it is located. For example, roofs in areas with high winds or heavy snowfall may need to be replaced more often than roofs in areas with mild weather. Generally, a hot, humid, and sunny climate reduces the lifespan of a roof more than a cool and dry climate. Damages from hail and wind can also greatly reduce the lifespan of a roof. If your property is located in an area that experiences a lot of severe weather, it may be needed to replace roof more often.

Scheduling roof replacement

Once you've decided that it's time to replace your roof, you'll need to schedule the work. There are a few things to keep in mind when scheduling your roof replacement:

  • Season: The best time to replace your roof is during the spring or fall. This is when the weather is mild and there is less chance of rain or snow.

  • Availability of contractors: Roofing contractors are often busy during the spring and summer months. If you want to avoid long wait times, it's a good idea to schedule your roof replacement in the fall or winter.

  • Your budget: Roof replacement can be a costly project. It's important to get estimates from several contractors before making a decision.

"Planning ahead is key to avoid unexpected expenses."

Choosing the right contractor

When choosing a roofing contractor, it's important to do your research. Get recommendations from friends, family, or neighbors. And be sure to check the contractor's credentials and reputations such as reviews.

Taking care of new roof

It is important to check signs of damage on your roof, such as missing shingles, cracks, or leaks (avoid serious injuries by climb up roof, if not trained). If any damage is found, it is important to have it repaired promptly to prevent further damage and extend the life of your roof. By taking care of your roof, you can extend its lifespan and protect your home from the elements.

We hope, by following these tips, you can choose the best time to replace your roof and ensure that you get a quality installation that will protect your home for years to come.

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