South Bay roof types and their lifespans
| Roofing material | Estimated life (years) |
|---|---|
| Asphalt shingles (3-tab) | 20 |
| Asphalt shingles (architectural) | 30 |
| Wood shakes or shingles | 25 |
| Metal | 40 to 80 |
| Clay or concrete tile | 100+ |
| Slate | 60 to 150 |
| Built-up roofing (flat) | 30 |
| Modified bitumen (flat) | 20 |
| TPO (flat) | 7 to 20 |
| EPDM rubber (flat) | 15 to 25 |
Source: InterNACHI, which also notes that hot climates drastically reduce asphalt shingle life.
Why heat matters here
Every city we checked, from Palo Alto to San Jose and Los Gatos, are in Energy Commission climate zone 4 (CEC climate zones). That's the same reason the state requires cool roofs on most reroofs here: less heat on the roof surface.
How old is my roof?
San José's permit records are close to complete from 1993 on (San José permit data). Other cities keep their own records; ask the building department. A 1976 home has almost certainly been reroofed at least once.
Getting the most years
- Keep gutters and valleys clear, especially under oaks and sycamores.
- Ventilate the attic so heat doesn't cook shingles from below.
- On flat roofs, keep drains clear and fix ponding early.
Every roofer we work with is licensed, insured and highly reviewed by Bay Area homeowners.
Get a free replacement quoteFrequently asked questions
Does a cool roof last longer?
A cooler surface reduces heat stress, but product life depends on the material and installation.
How long does tile underlayment last?
Much less than the tile itself; it's usually why a tile roof is redone.
Is a 25-year-old shingle roof in San Jose due?
Often. Have a roofer check granule loss and cracking.
Sources
Sources reviewed November 11, 2026. Figures are published estimates and official fees, not quotes. Confirm prices, permits and requirements with your contractor and building department. This page is general information, not legal or insurance advice.