This is one of the most loaded questions in roofing. A salesman roofer will tell you the answer is "right now, sign here, and we'll throw in free upgrades if you decide today." A do-it-yourselfer on YouTube will tell you most roofs last 30 years no problem.
Both are wrong. The honest answer involves looking at four things.
1. Age
The single biggest factor. Service life expectations:
- 3-tab asphalt (older homes): 12–18 years
- Architectural asphalt (most modern homes): 20–25 years
- Class 4 impact-rated asphalt: 22–28 years
- Concrete tile: 50+ years on the tile, 20–25 years on the underlayment
- Clay tile: 75+ years on the tile, 20–25 on underlayment
- Standing-seam metal: 50+ years
- Wood shake: 20–30 years
In Central Texas, knock 2–4 years off these numbers because of UV intensity and hail.
2. Condition
Age tells you the expected end. Condition tells you the actual end. Things that mean your roof is genuinely done:
- Multiple leaks in different parts of the roof
- Widespread granule loss visible from the ground
- Curled, cracked, or cupped shingles across most slopes
- Soft spots underfoot (failed decking)
- Sagging roof line
- Recurring repairs in the same area despite multiple fixes
3. Insurance / hail history
Texas is hail country. If your roof has taken multiple hail events but never been replaced, it's probably been compromised long before its age would suggest. Insurance companies sometimes refuse to renew policies on aging roofs — if your carrier sends you a notice about your roof, that's a forcing function.
4. Time horizon
This is the one homeowners forget. If you're planning to sell in 2 years and the inspector is going to flag the roof anyway, replacing it now and getting full enjoyment of the warranty makes more sense than a buyer concession at closing.
If you're planning to be in the home 15+ years, the math always favors replacement over endless repair.
The honest framework
Replace when repair stops being a good investment. If you've spent more than 15% of replacement cost on repairs in the last 3 years, you're throwing money at a roof that's telling you it's done.
What we tell our customers
We do free inspections, and we don't recommend replacement on roofs that don't need it. Our company has been around long enough that our reputation matters more than any single sale. If your roof has another 5–8 years in it, we'll tell you that. If it's done, we'll show you why with photos.
