When to replace your roof: Telltale signs

Your roof is one of the most important parts of your home — it protects everything inside from the elements and keeps your family safe and dry. But roofs don’t last forever, and knowing when it’s time to replace yours can save you from costly repairs and headaches down the road. 

In this post, we’ll cover the signs that indicate it’s time for a new roof, the typical lifespan of different roofing materials, and tips for planning your replacement so you can feel confident in your home’s protection.

When to replace a roof

Here are the biggest signs that it’s time to replace your roof.

Age of the roof

One of the simplest indicators that it might be time for a replacement is the roof’s age. If your asphalt shingle roof is approaching 20 years, it’s a good idea to start planning for a replacement, even if you haven’t noticed major problems yet. Waiting too long can result in leaks or structural damage that could have been avoided.

Metal, tile, and slate roofs can last much longer, but they, too, show signs of wear over decades. Even if your roof isn’t leaking, age affects its ability to protect your home and maintain energy efficiency.

Missing or damaged shingles

Shingles protect your roof from water, wind, and debris. If you notice shingles that are cracked, curling, buckling, or missing, it’s a warning sign. Damaged shingles can lead to leaks, rot, and structural damage if left unchecked.

• Curling or buckling shingles: Often caused by weather exposure or poor ventilation.
• Missing shingles: May indicate storm damage or a deteriorating roof.
• Cracked or broken shingles: Can allow water to seep into the underlying layers.

Even if the damage seems minor, it can quickly escalate. Replacing individual shingles may help temporarily, but widespread damage usually signals it’s time for a full roof replacement.

Granule loss

Asphalt shingles have protective granules that shield the roof from UV rays and add durability. If you notice bald patches on shingles or granules in your gutters, it could indicate that your roof is nearing the end of its life. Granule loss reduces your roof’s ability to resist weather and can accelerate deterioration.

Tip: Check your gutters after heavy rain for excessive granules, or inspect shingles from the ground or attic for bare spots.

Water damage or leaks

Water is one of the most destructive forces for a home, and can greatly damage your roof. If you see water stains on ceilings or walls, mold growth, or sagging areas in your roof, it’s a clear sign that your roof may need replacement. Leaks often start small but can quickly worsen, leading to costly repairs.

Even if your roof isn’t leaking yet, water damage can occur in hidden areas, like under shingles or in flashing. Regular inspections can help catch these issues before they compromise your home’s structure.

Roof valleys and flashing problems

Roof valleys and flashing are critical areas where water flows off the roof. Damage or wear in these areas can cause leaks even if the rest of the roof looks fine. Signs to watch for include:

• Rust or deterioration on metal flashing
• Cracked or missing valley shingles
• Signs of water pooling in valleys

Because valleys and flashing are high-stress areas, problems here are often a good indicator that a replacement may be necessary rather than just repairs.

Sagging roof

A sagging roof is more than a cosmetic issue — it often indicates structural problems, like rotting decking or compromised rafters. Causes can include:

• Water damage or leaks
• Excess weight from snow, ice, or old roofing materials
• Poor construction or foundation issues

If you notice any sagging, it’s important to call a professional immediately. A sagging roof can be dangerous and often requires a full replacement rather than patching.

Signs from inside your home

Your roof doesn’t always reveal problems on the outside first. Check inside your home for warning signs:

• Water stains or discoloration on ceilings or walls
• Mold or mildew growth
• Dripping water or moisture in the attic
• Daylight shining through roof boards

These internal signs often indicate that your roof is failing and may need to be replaced sooner rather than later.

Increased energy bills

If your energy bills are rising without explanation, your roof could be part of the problem. Aging roofs may have:

• Poor insulation or ventilation
• Cracks or gaps allowing air leakage
• Damaged shingles reducing energy efficiency

Replacing your roof can improve insulation, ventilation, and overall energy efficiency, helping you save money in the long run.

Storm damage

Severe weather can dramatically shorten a roof’s lifespan. After hail, windstorms, or heavy snowfall, inspect your roof for:

• Missing, cracked, or lifted shingles
• Dented metal roofing
• Damaged flashing or vents

Even minor damage from storms can lead to leaks or structural issues. If a storm leaves visible damage, it may be safer to replace the roof rather than patch it repeatedly.

Multiple layers of roofing

Some homeowners apply new shingles over old ones, but this can reduce the roof’s lifespan and hide problems underneath. If your roof has two or more layers, a replacement is often the best option to ensure proper protection and avoid future damage.

How to afford a roof repair

The average cost of roof repair is approximately $26,000 for a 2,000-square-foot roof – a hefty price tag for most homeowners.

In some cases, insurance may cover roof replacement, but not always. Here are ways to finance a roof repair or replacement: 

• Home equity loan: With a home equity loan, you can borrow a percentage of your current home equity. You will receive a lump sum and repay the loan in equal installments over a set term. Your house serves as collateral for this loan, so it's essential to make timely payments to avoid foreclosure.
• Home equity line of credit: A home equity line of credit (HELOC) is another option for using your home's equity to fund a project, such as a roof replacement. You borrow money as needed up to a credit limit, similar to a credit card. During the draw period, you’ll have interest-only payments, followed by principal-plus-interest payments during the repayment period.
• Home equity investment: If you don't want to make monthly payments, consider a home equity investment (HEI). This is when you share a percentage of your home's appreciation in exchange for a lump sum payout. There are no monthly payments, no income requirements, or need for perfect credit. 

Final thoughts

If your roof displays some of the red flags on this list, even if it's a minor one, it's time to seek an expert opinion. Regular home maintenance is one of the most important aspects of owning a home.  Additionally, being mindful of the issues above can help you catch potential problems early on, which is vital since delaying roof maintenance can result in more expensive repairs in the future.

For more information on financing a roof replacement with a home equity investment, visit Point.com.

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