Your roof works hard every day. It protects your home from Vermont’s harsh weather, safeguards one of your biggest investments, and plays a major role in energy efficiency and curb appeal. But no roof lasts forever.

Knowing when it’s time to replace your roof and what replacement option makes the most sense for your home can save you money, reduce stress, and improve the long-term performance of your home.

How Long Should a Roof Last?

Every roofing material has an expected lifespan, but real-world performance depends on installation quality, maintenance, and Vermont’s demanding climate.

As a general guideline:

Asphalt shingles: 15–25 years
Slate or tile: 40–60 years
Metal roofing: 50–70+ years

That last number matters. A properly installed metal roof can last two to three times longer than asphalt shingles. Unlike materials that dry out, curl, or crack over time, metal maintains its strength and performance even through snow loads, ice, wind, and temperature swings.

Warning Signs You May Need a New Roof

Some roof issues are easy to spot while others require a closer look. These are the most common signs a roof may be reaching the end of its life:

Age: Asphalt roofs over 20 years old should be inspected - especially those with multiple repairs. Additionally, a number of insurance companies will not provide homeowner’s coverage when a roof is more than 20 years old
Leaks or water stains: Moisture can damage insulation, framing, and interior finishes
Sagging or uneven areas: Often a sign of moisture damage beneath the surface
Moss, mold, or dark streaking: Can indicate trapped moisture or drainage issues
Granules in gutters or loose fasteners: Common with aging shingle roofs

If you’re noticing one or more of these issues, or any interior damage, it’s time to schedule a professional inspection.