Asphalt shingle roofs typically last 18-30 years and cost about $350-$650 per square (100 sq ft) to replace in 2026, including tear-off and disposal. Three-tab shingles sit at the low end of both ranges (15-20 years), while architectural shingles reach 20-30 years. Attic ventilation, installation quality, and climate exposure drive most of the variation.
Last verified 2026-07-06
Typical useful life
18–30 years
2026 replacement cost
$350–$650
per square (100 sq ft), national range
Typical HOA quantity
30 squares (clubhouse + common buildings)
Measure quantity in roofing squares: roof footprint times a pitch factor, plus 10-15% waste — not just the building's floor area. Multi-building communities should stagger replacement by building so the expense is phased across several years. The most common board mistake is funding off the manufacturer's '30-year' warranty label; real-world service life averages roughly 80-85% of the rated life.
Inspect annually and after major storms, replacing cracked or missing shingles before water reaches the deck. Keep gutters, valleys, and roof surfaces clear of debris and treat moss growth early. Maintaining adequate attic ventilation and insulation prevents heat and ice-dam damage that prematurely ages shingles.
West Coast and Northeast metros run 20-40% above national averages, while much of the Southeast and Midwest is 10-20% below; hail-belt and hot southern climates shorten shingle life by several years.
National 2026 ranges · verify with local bids.
Typical small HOA: 30 squares (clubhouse + common buildings)
Set-aside = replacement cost ÷ useful life (18–30 years). A new installation funds toward the long end; an aging one needs catch-up funding — run the full calculator for that.
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Retrieved and verified 2026-07-06. National planning ranges — local bids govern. Informational only; not engineering, legal, or financial advice, and not a substitute for a professional reserve study. Report a data issue.
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