How many years by should you replace the roof on your house?

Short answer: most residential roofs should be replaced somewhere between 15 and 40 years, depending on the roofing system, installation quality, and your local climate.

In Metro Vancouver’s wet, moss-heavy, coastal environment, many roofs fail earlier than their brochure lifespan — so real-world replacement timing matters more than what manufacturers advertise.

Here’s the straight, field-tested breakdown from a roofer’s point of view.

Typical roof replacement timelines (realistic)

Asphalt shingles (most common)

Replace every 18–25 years(often sooner here)

• 3-tab shingles: 12–18 years
• Architectural shingles: 18–25 years
• Premium laminated shingles: 22–30 years (if well installed & maintained)

⚠️ In Vancouver’s rain + moss, many asphalt roofs start leaking around 18–22 years, even if they “look okay.”

Cedar shake or shingle

Replace every 20–35 years

• Untreated cedar: 20–25 years
• Pressure-treated cedar: 25–35 years

Cedar ages fast in wet climates and often fails from underneath before it looks bad from the street.

Standing seam metal

40–70+ years

• Extremely durable
• Fasteners, sealants, and flashings usually fail before panels
• Coatings matter

Often a lifetime roof if detailed properly.

Synthetic slate / rubber roofing (Euroshield, Brava)

30–50+ years

• Excellent in wet climates
• High upfront cost, long-term durability
• Very stable under freeze/thaw

Flat & low-slope roofs (torch-on, SBS, TPO)

15–30 years

• Torch-on / SBS: 18–25 years
• TPO / PVC: 20–30 years

Flat roofs are more sensitive to drainage, movement, and maintenance.

Why Vancouver roofs fail sooner

Local factors shorten lifespan:

• Heavy rain
• Moss and algae growth
• Evergreen debris
• Freeze/thaw cycles
• Shaded roof sections
• Poor ventilation in older homes

That’s why a “30-year shingle” often doesn’t make it 30 years here.

Replace based on condition — not just age

Age is a guideline, but these are real replacement triggers:

Signs it’s time (even if under 20 years)

• Granule loss
• Curling or cracking shingles
• Repeated leaks
• Soft spots in decking
• Widespread moss holding moisture
• Exposed nail heads
• Failing flashings

If you’re seeing multiple issues, replacement is often smarter than chasing repairs.

The danger zone by age

From the field, here’s how risk increases:

• 0–12 years: Low risk
• 12–18 years: Moderate risk
• 18–25 years: High risk
• 25+ years: Very high risk in Vancouver

At 20+ years, most asphalt roofs are living on borrowed time.

Roofer truth (not sales talk)

Waiting until a roof fails usually costs more.

Emergency replacements often include:

• Interior ceiling damage
• Mold
• Insulation replacement
• Rotten plywood
• Higher stress + fewer options

Planned replacements save money and give you control.

Simple rule of thumb

• Asphalt and 18–22+ years old → start planning
• Asphalt and 25+ years old → you’re on borrowed time
• Cedar and 25+ years old → high risk
• Flat roof and 18–25+ years old → inspect yearly

If you want, tell me:

• Roof material
• Approx age
• Any leaks or moss
• City (Surrey, Vancouver, Langley, etc.)

I can give you a realistic “replace now vs monitor” call based on what actually fails in your area.