Signs You Need a New Roof (and When a Repair Will Do)

Check from the ground

A pair of binoculars or a phone camera’s zoom from the yard shows most of what you need. Roofs are slippery, especially after a storm, and GAF, one of the largest shingle manufacturers, advises leaving rooftop inspections to professionals.

The signs

These are the signs the Insurance Institute for Business & Home Safety’s FORTIFIED program tells homeowners to watch for, with what each usually means.

Water inside the house

Ceiling stains, damp attic decking or a drip during heavy rain. IBHS calls water getting inside the worst case, because by then the roof’s layers have already failed somewhere. A single leak at a vent or chimney is often a repair. Leaks in several places on an older roof point to replacement. See what to do about a ceiling stain.

Curled, cupped or blistered shingles

Shingles that no longer lie flat aren’t sealing. IBHS notes that curling can also point to poor installation or inadequate attic ventilation, which a new roof won’t fix unless the ventilation is corrected too.

Cracked, torn or missing shingles

A few missing shingles after a windstorm is a repair. Widespread cracking means the shingles have dried out and become brittle with age.

Granules in the gutters or bare patches

Asphalt shingles are coated with mineral granules that protect them from the sun. Heavy granule loss exposes the asphalt and speeds up aging. Some granules in the gutters of a brand-new roof are normal; bald, dark patches on an older roof are not.

Sagging or a wavy roofline

A roof that dips or waves can mean damaged decking or problems with the structure underneath. IBHS flags it as a sign to get a professional out soon.

Rusted flashing, exposed nails, moss

Flashing seals the joints around chimneys, vents and walls. Rusted or loose flashing is a common leak source and can often be repaired on its own. Rust stains and exposed or rusty nails across the roof are a sign of broader wear. Moss holds moisture against the roof and can lift shingles.

How old is the roof?

Age is the context for every sign above. InterNACHI, the home inspectors’ association, publishes these typical lifespans, assuming normal maintenance and weather:

InterNACHI notes that hot climates can drastically shorten asphalt shingle life and that hail and other severe weather can shorten any roof’s life. If you don’t know your roof’s age, the home inspection report from your purchase or your city’s permit records may show when it was last replaced.

A 22-year-old 3-tab roof with curling shingles is near the end of its life. A 6-year-old architectural roof with a few missing shingles after a storm is almost certainly a repair.

After a hailstorm

Hail damage on shingles is hard to see from the ground, so look at softer metal first. GAF suggests checking for:

• Dents in roof vents, gutters and downspouts
• Dents or dings on siding, window sills and the outdoor AC unit
• Shingles with bruise-like dark spots or scuffed areas where granules were knocked off
• Bent or loose flashing

If you see these, take photos and video, and call your insurer as soon as you can. The Texas Department of Insurance also advises getting more than one estimate, not paying in full up front, and avoiding any contractor who offers to waive your deductible, which TDI says is illegal under Texas law.

Repair or replace?