Architectural asphalt shingles last 20 to 30 years in the Lower Mainland, three-tab shingles 15 to 20, untreated cedar about 20, treated cedar 30 or more, metal 40 to 60 and flat membranes 15 to 25. Those are averages; your roof's age, slope, shade and attic ventilation move it either way. Here is how to tell whether yours is near the end, and when a repair is still the better call.
How long does each roof type last here?
| Roof type | Typical life | What shortens it on the wet coast |
|---|---|---|
| Three-tab asphalt shingles | 15 to 20 years | Moss, poor ventilation, wind |
| Architectural asphalt shingles | 20 to 30 years | Shaded north slopes, sealed attics |
| Cedar shakes, untreated | About 20 years (UBC test roof near Maple Ridge failed at 20) | Moisture, debris, shade |
| Cedar shakes, pressure-treated | 30 years or more (same test: fully serviceable at 30) | Lack of cleaning |
| Metal (standing seam, metal shingles) | 40 to 60 years | Very little; finish fades slowly |
| Torch-on SBS | About 20 years | Ponding, clogged drains |
| TPO, EPDM | 15 to 25 years | Seam failures, punctures, UV |
| Concrete or clay tile | 50 years or more | Underlayment fails before the tile does |
| Synthetic shakes and slates | 30 to 50 years | Few long-term records yet |
Lifespans are general industry ranges; the cedar figures come from a UBC research forest test roof and the metal finish figures from manufacturer warranty terms.
Nine signs a roof is near the end
- Age. Shingles past 20 years, cedar past 20 untreated, flat membranes past 15: start planning even if nothing leaks yet.
- Granule loss. Bald patches on shingles, or granules collecting in the gutters and at downspout outlets.
- Curling, cupping or clawing shingle edges. The shingle has dried out and lost flexibility.
- Cracked, missing or lifted shingles after wind, especially on the eastern valley's outflow-wind slopes.
- Moss that keeps coming back within a year of treatment, lifting shingle edges.
- Split, cupped or soft cedar shakes, and shakes that have thinned to the point of showing daylight from the attic.
- Daylight, stains or damp insulation in the attic, or a musty smell up there.
- Sagging between rafters. That's a sheathing or structural problem, not just a roofing one.
- Repairs every year. When each winter brings another leak in a different place, the roof is telling you.
One or two of these on a 12-year-old roof means a repair. Three or more on a 20-year-old roof means it's time for quotes.
Repair or replace?
A rule many roofers use: if the repair costs more than a quarter of a new roof, or the roof is in the last third of its expected life, replace. A $600 pipe boot on a 10-year-old shingle roof is an easy repair. A $2,500 valley repair on a 22-year-old roof is money spent on something you'll tear off in three years. The roof repair cost guide has the price ranges for each repair.
There's a middle path on big roofs: re-roofing one slope that gets all the weather while the sheltered side waits. Roofers do it; just expect a colour mismatch and plan the second half within a few years.
What a roof inspection tells you
For $150 to $400 a roofer or inspector will walk the roof, look in the attic and give you a written report with photos. Worth it when you're deciding between repair and replacement, when buying a house, and when an insurer asks about roof age and condition. Expect the report to cover shingle condition, flashing, sealants, vents, gutters, the attic and an estimate of remaining life. The inspection service page explains what's included.
Does roof age matter to my insurer?
Yes. Canadian insurers ask the roof's age when you apply or renew; roofs over about 15 to 20 years are often paid out on an actual cash value basis (replacement cost minus depreciation) rather than full replacement, and wear-and-tear leaks aren't covered at all. See roof insurance claims. A new roof with a documented install date is a cleaner conversation with your insurer.
When to act
Don't wait for the leak. Once water is inside, you're paying for drywall, insulation and sometimes sheathing on top of the roof, and you're hiring in a hurry in the wet season when roofers are busiest with emergencies. A roof that's showing its age in spring can be quoted at leisure, scheduled for summer, and done at a fair price. The best time to replace a roof covers the seasons, and the cost guide what to budget. When you're ready, get quotes from up to three vetted roofers in your area.
Common questions
Can a roof last 30 years here?
Architectural shingles on a sunny, well-ventilated roof can. Shaded, mossy roofs with poor attic ventilation often don't make 20. Metal and synthetic roofs are expected to last 40 to 60 years.
Is one leak a reason to replace?
Not on its own. A leak at a flashing or a boot on a roof with years left is a repair. A leak on brittle, curling shingles is a sign of more to come, and the repair money is better put toward replacement.