Signs Your Roof Needs Replacing

Most homeowners ignore their roof until something leaks. By then, damage has often spread to the decking, insulation, and framing. Catching problems early saves money.

Here’s how to tell whether your roof needs patching, professional attention, or full replacement.

Age: The Baseline Reality Check

Different roofing materials have different lifespans:

Three-tab asphalt shingles: 15-20 years
Architectural asphalt shingles: 25-35 years
Metal roofing: 40-70 years
Tile roofing: 50-100 years
Slate roofing: 75-150 years

If your roof is approaching the end of its expected life, start planning for replacement. Age alone doesn’t mean immediate failure, but it means the clock is ticking.

Don’t know your roof’s age? Check your home inspection report, ask previous owners, look for permits on file with your city, or have a professional estimate based on condition.

Visible Shingle Damage

Walk your property and look at your roof from the ground. Better yet, use binoculars. What you’re looking for:

Curling Shingles

Shingles curl in two ways. Cupping is when edges turn upward, creating a concave shape. Clawing is when the middle raises while edges stay flat.

Both indicate age and weather exposure. Curled shingles don’t lie flat against the roof, creating gaps where water can enter.

A few curled shingles can be replaced. Widespread curling means the whole roof is at the end of its life.

Cracked or Broken Shingles

Individual cracks from impact or thermal stress can be repaired. A pattern of cracking across the roof indicates brittle shingles that will only get worse.

Missing Shingles

Shingles blow off in storms. Missing one or two is a repair job—buy matching shingles and nail them in place (or pay someone to).

Missing shingles in multiple areas suggest the adhesive has failed. More will blow off. This is a replacement signal.

Granule Loss

Asphalt shingles have granules—the small colored stones embedded in the surface. They protect the asphalt from UV degradation.

Some granule loss is normal, especially in gutters after a new roof is installed. Heavy granule loss on an older roof—where shingles look bald or inconsistently colored—means the protection layer is gone.

Check your gutters. If they’re consistently full of granules, your shingles are deteriorating.

Interior Warning Signs

Sometimes the roof looks fine from outside while problems show up inside.

Water Stains on Ceilings

Brown or yellow stains on your ceiling usually mean water has gotten in somewhere. This could be a roof leak, a plumbing leak, or condensation issues—but the roof is the most common culprit.

Track down the source. A single leak might be a flashing problem, fixable for a few hundred dollars. Multiple leak points suggest systemic failure.

Daylight Through the Roof Boards

If you can access your attic, go up on a sunny day. Turn off any lights. If you see daylight coming through the roof boards, water can get through too.

Small points of light where nails missed rafters aren’t necessarily urgent. Large gaps or consistent light patterns indicate decking problems.

Sagging Roof Deck

Look across your attic’s roof deck. It should be straight. Dips or sags indicate water damage, compromised structural integrity, or decking that’s given up.

Sagging is serious. It suggests the decking is rotting or the structure is failing. This needs professional assessment immediately—not in six months, now.

Mold or Mildew Smell

A musty smell in your attic might indicate moisture intrusion. Mold grows where water gets in and doesn’t dry out. This points to ventilation problems, condensation issues, or roof leaks.

Flashing Problems

Flashing is the metal (usually aluminum or galvanized steel) that seals roof penetrations—chimneys, vents, skylights, and where the roof meets walls.

Failed flashing is one of the most common leak sources. Look for:

Rusted flashing
Flashing that’s lifted or separated
Dried, cracked, or missing sealant around flashing

Flashing repair is often a fix, not a replacement indicator. But if your flashing is failing and your shingles are old, doing both at once makes sense.

Moss and Algae Growth

Those black streaks on roofs are algae (Gloeocapsa magma). They’re ugly but not immediately damaging. Algae can be killed with zinc or copper treatments.

Moss is more concerning. It holds moisture against shingles, accelerating deterioration. It also grows roots that can lift shingle edges.

Heavy moss growth suggests chronic moisture problems. Cleaning helps, but if shingles are already damaged, replacement might be necessary.

The Repair vs. Replace Decision

Here’s a framework:

Repair if:

Damage is localized to a small area
Shingles in the rest of the roof are in good condition
The roof is less than 15 years old (for asphalt)
You’re planning to sell in the next few years

Replace if:

Damage is widespread
Multiple warning signs appear together
The roof is approaching the end of its expected life
Repair costs exceed 25-30% of replacement cost

Getting a Professional Assessment

A roofing inspection costs $100-300 or is often free from contractors bidding on work. What they should do:

Walk the roof (or inspect from a ladder if the roof is too steep/damaged)
Check attic for leaks, ventilation, and structural issues
Inspect flashing, vents, and penetrations
Provide a written assessment of condition and remaining life
Give repair options and replacement timeline

Be wary of contractors who find extensive damage that nobody else sees, or who pressure you to sign immediately. Get multiple opinions if the diagnosis seems aggressive.

Storm Damage: A Special Case

After major storms—hail, wind, fallen trees—roof damage might be covered by homeowners insurance.

If you suspect storm damage:

Document everything with photos before any repairs
File a claim with your insurance
Get multiple contractor estimates
Don’t sign anything giving a contractor authority to negotiate with your insurer

Storm chasers—contractors who appear after storms offering cheap repairs—are often more interested in insurance payouts than quality work. Be skeptical of door-knockers.

The Bottom Line

Your roof protects everything below it. A $15,000 replacement is cheaper than $50,000 in water damage to structure, insulation, drywall, and finishes.

Inspect your roof annually. Look for the warning signs. Address problems early. And when the signs point to replacement, don’t delay until you’re dealing with a crisis.