When to replace
When to replace your roof & gutters
An asphalt-shingle roof usually lasts 20–30 years. Widespread shingle wear or recurring leaks signal it's time to plan a replacement rather than keep patching.
- Typical lifespan
- 20–30 years
- Replacement cost
- $5,000–$15,000
Signs it's time to replace
- Curling, cracked, or missing shingles across the roof
- Granules collecting in the gutters
- Daylight or water stains visible in the attic
- Sagging areas in the roofline
- The roof is near or past 20–25 years old
Extend its life
Annual inspections, clean gutters, and intact flashing help a roof reach the upper end of its expected life.
Repair or replace?
When a roof & gutters is aging, the question is whether to keep repairing it or replace it. A useful rule of thumb is the 50% rule: if a repair costs more than half the price of a new unit and the roof & gutters is past the midpoint of its 20–30 year lifespan, replacement usually wins. Frequent repairs and efficiency gains push the same direction.
For the full decision framework, see our guide on whether to repair or replace major home systems.
When to replace roof & gutters: FAQ
How long does roof & gutters last?+
An asphalt-shingle roof usually lasts 20–30 years. Widespread shingle wear or recurring leaks signal it's time to plan a replacement rather than keep patching.
What are the signs I need to replace my roof & gutters?+
Common signs include: curling, cracked, or missing shingles across the roof; granules collecting in the gutters; daylight or water stains visible in the attic; sagging areas in the roofline.
Can I extend the life of my roof & gutters?+
Annual inspections, clean gutters, and intact flashing help a roof reach the upper end of its expected life.
Should I repair or replace my roof & gutters?+
A common guideline is the 50% rule: if a repair costs more than half the price of a new unit and the roof & gutters is past the midpoint of its expected life, replacement usually makes more sense. See our full repair-or-replace framework for the details.