Most homes have asphalt shingles, and how long they last depends on the type: three-tab shingles run about 20 years and thicker architectural (laminate) shingles about 30 as a standard estimate — though real-world life is often shorter than the printed warranty, because warranties assume ideal install and ventilation. Canada's freeze-thaw cycles, summer heat, and ice are hard on shingles. As they age they curl, lose their protective granules, grow moss, and stop shedding water reliably, and a failing roof leads to leaks and decking/structure damage underneath.
$6,000–13,000+ to re-roof (asphalt; more for steep/large/metal)Address soonRoofing
Why it matters
A re-roof is one of the larger predictable costs in a home, and roof age is a strong negotiation lever. It also affects insurance — some insurers limit or decline coverage on roofs past a certain age, regardless of how the shingles look. Knowing roughly how many years are left changes your offer.
How to spot it
Curling or cupping shingles; bald patches and granules collecting in the gutters; moss or dark algae streaks; a sagging or wavy roofline (a possible structural or decking issue); multiple layers of shingles (a re-roof installed over an old one, which shortens life and complicates the next job); and patched areas. Ask the agent the roof's age and whether it has ever been fully replaced.
What it costs
Roughly $6,000–13,000+ for asphalt, depending on size, pitch, number of layers to tear off, and region; metal and tile cost more.
What to do
Address soon. Get the documented age, budget for replacement timing, and factor remaining life into your offer. A roofer confirms condition up close — never walk a roof yourself.
Education and triage, not a home inspection. Casaroo estimates remaining roof life from ground-level photos — a roofer confirms it up close. We flag; we don't certify.
Common questions
What is Roof near end of life?
Most homes have asphalt shingles, and how long they last depends on the type: three-tab shingles run about 20 years and thicker architectural (laminate) shingles about 30 as a standard estimate — though real-world life is often shorter than the printed warranty, because warranties assume ideal install and ventilation. Canada's freeze-thaw cycles, summer heat, and ice are hard on shingles. As they age they curl, lose their protective granules, grow moss, and stop shedding water reliably, and a failing roof leads to leaks and decking/structure damage underneath.
Why does it matter for home buyers?
A re-roof is one of the larger predictable costs in a home, and roof age is a strong negotiation lever. It also affects insurance — some insurers limit or decline coverage on roofs past a certain age, regardless of how the shingles look. Knowing roughly how many years are left changes your offer.
How can I spot it?
Curling or cupping shingles; bald patches and granules collecting in the gutters; moss or dark algae streaks; a sagging or wavy roofline (a possible structural or decking issue); multiple layers of shingles (a re-roof installed over an old one, which shortens life and complicates the next job); and patched areas. Ask the agent the roof's age and whether it has ever been fully replaced.
How much does it cost to fix?
Roughly $6,000–13,000+ for asphalt, depending on size, pitch, number of layers to tear off, and region; metal and tile cost more.
Lifespans are estimates that vary with climate, install quality, and ventilation; insurer roof-age rules vary — confirm with your broker, and a roofer confirms condition. Casaroo flags, it does not inspect.
Last reviewed 2026-06-27.
Casaroo reviews each guide against current pricing, code, and insurer practice. Cost ranges are 2026
estimates that vary by region, size, and access — confirm specifics with a licensed professional.