Roof: lifespan and cost
The roof is one of the most expensive parts to replace, and the material decides how often. The table shows typical lifespan and what a new roof usually costs, so you can price it before you bid.
The ranges apply to a normal-sized house. Actual cost depends on size, access and region. Lifespan means technical lifespan with normal upkeep.
| Component | Lifespan | Replacement cost |
|---|---|---|
| Clay tile roof | 80 yrs (50-100) | 150 000-400 000 kr |
| Concrete tile roof | 35 yrs (30-40) | 120 000-350 000 kr |
| Sheet metal roof | 50 yrs (40-60) | 100 000-300 000 kr |
| Copper roof | 80 yrs (60-100) | 200 000-500 000 kr |
| Roofing felt | 22 yrs (15-30) | 80 000-200 000 kr |
| Rubber membrane roof | 30 yrs (25-35) | 100 000-250 000 kr |
| Roof battens | 30 yrs (25-40) | 30 000-80 000 kr |
| Gutters | 30 yrs (25-40) | 15 000-40 000 kr |
| Downpipes | 30 yrs (25-40) | 10 000-30 000 kr |
| Roof flashing | 35 yrs (30-40) | 20 000-60 000 kr |
How long does a tile roof last?
Clay and concrete tiles are among the toughest roofs and last longest of the common materials. The tiles themselves can stay for decades, but the underlay beneath them has a shorter life and is often what decides when the roof needs redoing. At a viewing it is worth asking the age of the underlay, not just the tiles.
What does a new roof cost?
The price is driven mostly by the size and pitch of the roof and how hard it is to reach. A steep roof costs more to redo than a flat one. Sheet metal and felt are cheaper to buy but differ in how long they last. The cost in the table applies to a normal-sized house and includes stripping and new underlay.
When does a roof have to be replaced?
A roof that leaks, or where the tiles are porous and cracked, needs attention soon. Moss and leaves in the gutters are an early sign that water is not being led away as it should. Gutters and downpipes are replaced more often than the roof itself and are cheaper, but if neglected the damage moves down into the facade and foundation.
What the age of the house tells you
Some build years carry known risks for exactly these parts. Here are the most common ones.
Flat roof - leak risk Houses built 1960–1985
Flat roofs (especially roofing felt) often have problems with leaks at the joints, insufficient fall and aged sealing.
Mercury in roof tiles Houses built 1950–1985
Older roof tiles can contain mercury from fungal treatment. An environmental consideration when replacing them.
Can you lay a new roof on top of the old one?
Sometimes, but it hides the underlay and makes moisture hard to see. An inspector almost always wants the old roof stripped and the underlay checked before new tiles go on.
Is a sheet metal roof better than tile?
It depends on the house. Sheet metal is light and suits steep roofs and older frames; tile is tough and quiet but heavier. Both last a long time if maintained, so the choice is more about the house than about which is best.
Related
Terms used here
Heimer does this for you
Paste a listing and get the monthly cost, the risks to check, and what to check. In 30 seconds.
Try it free