9 Warning Signs You Need a New Roof
Signs you may need a new roof may not be as obvious as you might think
Highlights
If you think you have roof damage, do some digging to see if a roof replacement or repair is necessary.
If your roof is older, shows signs of damage, or looks like it’s sagging or drooping, consider calling in a roofer.
Spotting signs of water damage or being able to see daylight from the inside of the attic may mean a roof replacement is imminent.
Seeing vegetation growing on your roof doesn’t necessarily mean it needs replacing, but it probably needs a good cleaning.
A sturdy roof keeps you and your family safe and at ease, so damaged shingles or growing moss patches might cause some concern when you first spot them. But before you start panic-calling roofing companies, do a little more digging into the problem.
A few dinged-up spots on your roof don’t necessarily warrant a roof replacement, but there are a few other signs you will need a new roof. If you do, the cost of a new roof is between $6,000 and $13,000, with an average replacement cost of $9,200. Let’s take a closer look at signs that it’s time to call a roofer.
1. Your Roof Is Old
The life expectancy of any roof will depend on the material it’s made of. According to HUD and the International Association of Certified Home Inspectors:
Asphalt shingles: 20–50 years
Metal: 40–80 years. Copper can last 70 years or more and zinc can last around 100 years.
Wood shakes and shingles: 25–30 years, but can last up to 50
Clay/concrete tile: 50–100 years
Slate: 60–175 years
If your roof is getting up there in age for its type, it’s probably time to call a local roofing company to get an estimate. You can either replace your roof completely or, if you have an asphalt shingle roof, overlay the existing shingles.
Overlaying is when a new layer of shingles is installed over the old. It can be about 25% less expensive than a total roof replacement and give your house a new look, but it’s usually better to tear the old roof off and start fresh. Roofers often install metal roofs over existing shingles to reduce metal roof costs, but this may shorten its life span.
“You cut the life of the new shingles in half when you lay them over the top of another layer,” says Ami Feller, Angi Expert Review Board member and owner of Roofer Chicks in New Braunfels, TX. “Also, carefully read the manufacturer installation instructions to see if overlaying shingles negates their warranty.”
Replacing your roof lets you catch any problems lurking underneath the shingles and has a longer life span than overlays.
2. Your Shingles Are Curling, Buckling, or Missing
Even if your roof is not yet considered old, it’s worthwhile to do a visual inspection every couple of years to check for worrisome damage and signs you need a new roof. If your roof has asphalt or wooden shingles, exterior damage can look like shingles that are curling or buckling, missing, or appear work or warped. If you have a metal, slate, rubber, or clay or concrete tile roof, you’ll want to look for spots that look thin or cracked, missing pieces, or areas that seem dented or worn.
As you examine your roof, pay close attention to areas that are more prone to damage. These can include the slopes of your roof that receive direct sunlight as well as the valleys, which are where your roof slopes meet. As a vital part of your roof, valleys direct water runoff into gutters (instead of inside your walls). If you spot damage in your valleys, your roof is susceptible to leaking. You’ll also want to check out your gutters and downspouts.
If you notice shingle or roof granules, it’s a good bet that your roof is wearing away. “If you have a lot of granules coming off, it can be indicative of hail damage. Ask your roofing professional if they notice any hail damage since it might be worth opening up a claim for coverage on the roof replacement,” says Feller.
3. Your Shingles Are Cracking
You may notice cracks in your shingles, even from the ground. From far away, they may not seem like a big deal; you assume the shingle’s integrity is intact. But that’s not usually the case.
Cracked shingles are like an open window to your attic, ceilings, and walls. They can happen during strong winds and rainstorms or from holding excessive weight from snow and ice. Damaged shingles can allow water from rain, snow, and ice to enter the roof’s deck.
A roofing contractor may be able to fix a few damaged shingles, but if it gets out of hand, you may need an entire roof replacement, or you risk the integrity of your home.
4. Your Roof Has Saggy or Droopy Spots
Droopy or saggy spots are a sure sign your decking (the support structure that holds the roof up) is weakened from moisture and the roof needs to be replaced. If it’s safe for you to walk on the roof, ask yourself how it feels. If it feels spongy or has a little bounce like you’re walking on a trampoline—get off and reach out to a roofing pro right away.
5. Your Chimney Flashing Is Damaged
Flashing is a type of roofing material that makes a water-tight seal around the chimney or other penetrations. Usually made of aluminum or steel, the flashing can last 30 years. But if this rusts or cracks, water can seep into your chimney and your home. A local roof inspector can tell you if the flashing needs fixing.
6. You Can See Daylight
One of the best ways to tell if you need a new roof is to look in the attic. You shouldn’t be able to see daylight coming through the roof boards—if you do, you have a problem. While you’re poking around in your attic, check for any sign of moisture, too. Water stains on the roof boards or moisture in the insulation are indicative of a leaky roof.
7. Your Roof Is Turning Into a Greenhouse
Vegetation on your roof doesn’t necessarily mean it needs to be replaced, but it does mean the gutters need cleaning. Plant life can cause damage to roofing materials—and invite other things (such as creepy-crawlies and other pests) to move in up there, too. You can clean your roof yourself with a ladder, a store-bought cleaning solution, a broom, and a hose, or find a roof cleaning company in your area.
8. Water Damage
"Some of my drywall damage was caused by a water leak. When Tom saw the damage, he went up on the roof to see where the water was coming from. Once up there, he found a rotted area in the roof that was a hidden problem that would soon have caused some major damage. He brought in experienced roofers and fixed this issue as well."
- Mark T, Angi customer from Virginia Beach, Virginia
A leaking roof can cause water damage to the roof itself and the ceiling and walls inside the home. Signs of water damage include water stains on the ceiling and walls, missing or broken shingles, damaged roof flashing, dirty or clogged soffit and fascia materials, and visible mold. If you spot any of these signs, it’s important to order a professional roof inspection as quickly as possible to identify and fix the problem.
9. Neighbors Are Getting Their Roofs Replaced
In some neighborhoods, many of the houses are the same age, so if you see your neighbors beginning to replace their roofs, it could be a sign that yours should be next. You can look around for other signs that your roof is nearing the end of its life span or call a roofer to check it out and make recommendations.
What to Do If You Need a New Roof
If you’ve gone through the list and signs point toward needing a new roof, a roofer can assess your current situation, make recommendations for a repair or replacement, and explain how pros replace a roof. Roof replacement requires specific expertise and knowledge of regulations and requirements. Because of this, it typically isn’t a DIY project.
It’s always wise to get three quotes before choosing a company to ensure you get a good price for the service you need. The process for how to install metal roofing, asphalt shingles, wood shakes, clay or concrete tiles, and slate differs, and a pro can walk you through the steps and help you decide on the best material for your home.
You should also know how to get insurance to pay for your roof replacement when possible. Each insurance policy differs, but yours may allow roof replacement under certain circumstances, saving you thousands of dollars.
If your roof is still in good shape (or you’re starting fresh with a new one) it’s important to know that you can prevent many of the issues listed above with routine maintenance. Also, know when to repair versus replace your roof.
“A sealant helps protect roofs against the weather and even helps increase their life span,” says Mark Soto, professional roofer at Roofing MKE. “As a rule of thumb, roofs should be sealed every five years. Another way to prevent roof leaks is to trim tree branches that rest close to the roof. During storms, branches will often fall off and cause a hard impact on the roof, which can damage shingles and create openings for water to pour in.”
Stephanie Mickelson contributed to this piece.