12 Signs Your Roof Needs Replacement (And 5 Signs It Just Needs Repair)

Your roof is showing its age, but does it need a full replacement or just targeted repairs? This question can mean the difference between a $500 repair and a $10,000+ replacement. Here's how to tell.

Signs You Need a Full Replacement

1. Age. If your asphalt shingle roof is 20-25 years old, it's approaching end-of-life regardless of appearance. Even if it looks acceptable from the ground, the shingles are likely brittle, granule loss is advanced, and waterproofing is compromised. Plan for replacement within 1-3 years.

2. Widespread granule loss. Check your gutters and downspouts. If they're full of granules (the sandy coating on shingles), the shingles are losing their protective layer. Some granule loss is normal on new roofs, but heavy granule loss on roofs over 10 years old indicates advanced wear.

3. Curling or buckling shingles. Shingles that are curling at the edges or buckling in the middle have lost their adhesive bond and waterproofing ability. If this is widespread (not just a few shingles), the roof needs replacement.

4. Multiple active leaks. One leak might be a localized repair. Multiple leaks in different areas suggest system-wide failure of the waterproofing layer.

5. Sagging roof deck. If you can see sagging or dipping in the roofline, the decking underneath is compromised - likely from prolonged moisture exposure. This is structural and requires immediate attention beyond just new shingles.

6. Daylight visible through the roof boards. Go into your attic on a sunny day. If you see points of light coming through the roof deck, water is getting through too.

7. Extensive moss or algae growth. While surface algae is cosmetic, extensive moss growth lifts shingles and traps moisture, accelerating deterioration. If moss is widespread and deeply rooted, the underlying shingles are likely compromised.

8. Missing shingles in multiple areas. A few missing shingles from a storm can be replaced individually. But if shingles are missing across multiple areas, the adhesive is failing system-wide.

9. Damaged or deteriorated flashing. Flashing around chimneys, vents, and valleys is critical for waterproofing. If flashing is rusted, cracked, or separating in multiple locations, it's typically more cost-effective to replace the entire roof than to re-flash everything on aging shingles.

10. Neighbors are replacing their roofs. If homes built at the same time in your neighborhood are getting new roofs, yours likely needs it too. Same-age homes with similar sun exposure experience similar roof aging.

11. Rising energy bills. A deteriorating roof with failing ventilation and insulation disruption can increase heating and cooling costs by 10-25%.

12. Failed home inspection. If a home inspection flagged your roof, addressing it before listing or as a buyer negotiation point is important for home sale and insurance purposes.

Signs That Repair Is Sufficient

1. A few missing or damaged shingles. Wind can lift individual shingles. If the surrounding shingles are in good condition and the roof is under 15 years old, targeted replacement works fine ($150-$500 per area).

2. A single isolated leak. One leak around a vent, chimney, or valley can usually be repaired by replacing the flashing or sealing the area ($200-$800).

3. Minor flashing damage. If flashing is damaged in one location but intact everywhere else, localized repair is appropriate.

4. Clogged or damaged gutters causing water backup. Water stains on fascia or soffit may indicate gutter problems, not roof problems. Cleaning or repairing gutters resolves the issue without touching the roof.

5. Surface-level algae streaks. Dark streaks on shingles are typically algae (Gloeocapsa magma). This is cosmetic and can be treated with a gentle cleaning solution without replacing the roof. Zinc or copper strips installed at the ridge prevent future algae growth.