Asphalt shingles in North Texas often last 15 to 25 years. Heat and hail shorten that. Metal roofs can last 40 years or more. But age alone is not a reason to replace a roof. Condition is. A 12-year-old roof that took hard hail may be done. A 22-year-old roof that was cared for may have years left.
How long each kind of roof tends to last
- Three-tab shingles (the thin, flat kind): the shortest life. Many need replacing at 15 years or sooner here.
- Architectural shingles (thicker, with a layered look): often 20 to 25 years in our weather.
- Impact-rated (Class 4) shingles: built to take hail better, so they are less likely to be cut short by one storm.
- Metal and stone-coated steel: often 40 years or more. They cost more up front.
The number on the shingle wrapper is not a promise of how long it will last on your house. A "30-year" shingle in Burleson or Mansfield does not see the same weather as one in a mild, cloudy place.
What wears a roof out faster here
- Hail. It knocks off granules, the sand-like grit that shields the shingle from the sun. Hard hits can crack the mat under the grit.
- Heat. Long summers dry shingles out. They curl, crack and turn brittle.
- A hot attic. If air cannot move through the attic, the roof bakes from below too.
- Wind. It lifts shingle edges and breaks the glue seal. Once a shingle flaps, the next storm may take it.
- Old installs. Shingles nailed in the wrong spot, or new shingles laid over old ones, tend to fail early.
Signs the roof is near the end
You can spot most of these from the ground or with a look in the gutters:
- Lots of grit in the gutters or at the end of the downspouts.
- Bald, shiny or dark patches on the shingles.
- Edges that curl up, or tabs that are cracked or missing.
- Leaks in more than one room.
- A roof line that dips or looks wavy.
One of these in one spot often means a repair. Several of them all over the roof points to a replacement.
A simple schedule to follow
- Find out how old the roof is. Check your closing papers or ask the last owner.
- Get it looked at every year or two, and after any storm with hail or strong wind.
- Once shingles pass 15 years, look yearly and start setting money aside.
- Keep the photos. They show how fast the roof is changing.
What to do next
If you do not know your roof's age or state, start with pictures. Legacy Roofing offers a free drone roof survey. Someone needs to be home for the flight. The drone photographs the roof from the driveway or street, and anything that needs a closer look is checked by hand. You get a written photo report that is yours to keep, whether or not you hire us. Often the report says the roof has years left. That is worth knowing too.
