9 Signs You Need a New Roof

Most asphalt shingle roofs last about 20 to 30 years. Long before a roof fails, it usually shows warning signs you can spot from the ground, from a window or in your attic. Catching them early lets you plan and budget, instead of replacing a roof in a hurry after a leak.

Safety first: you don't need to climb on the roof. Use binoculars from the yard, or take photos with your phone zoomed in.

1. The roof is 20 years old or more

Check your home purchase papers or permit records for the installation date. Age alone isn't a reason to replace, but an older roof deserves a closer look every year.

2. Curling or cupping shingles

Edges that turn up (cupping) or middles that bulge (clawing) mean the shingles are drying out and losing their seal. Wind can then lift them off.

3. Cracked, broken or missing shingles

A few after a storm can be repaired. Many across the roof suggest the shingles have reached the end of their life.

4. Granules in the gutters

The sandy granules protect shingles from the sun. Heavy piles in the gutters or at the bottom of downspouts, and bald dark patches on the roof, mean the protection is wearing off.

5. A sagging roofline

A dip or sag in the roof is a structural warning, often from water-damaged decking. Call a roofer quickly if you see this.

6. Daylight or stains in the attic

On a sunny day, look for light coming through the roof boards. Also look for water stains, damp insulation or mold on the underside of the roof.

7. Water stains on ceilings

Brown rings on ceilings or peeling paint near the top of walls often mean a slow roof leak.

8. Moss, algae or rot

Dark streaks of algae are mostly cosmetic. Thick moss holds moisture against the shingles and can shorten the roof's life.

9. Damaged flashing

Rusted, bent or loose metal around chimneys, vents and walls is a common leak point. Flashing can often be repaired on its own.

What to do next

1. Take photos of what you see.
2. Get two or three roofers to inspect it and give written quotes — ask each for a repair price and a replacement price.
3. See a typical price for your ZIP code with our roof cost estimator.
4. check the contractor's license and compare the quotes before signing.

Frequently asked questions

Sources

• GAF — When is it time for a new roof?
• FORTIFIED Home (IBHS) — 8 ways to know if you need a new roof
• Fine Homebuilding — When is it time to reroof?

Prices are national ranges for planning only. Your price depends on your home, your region and the contractor. This guide is general information, not professional, legal or insurance advice.