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

How to read your own roof

A roof rarely fails all at once. It tells you it's dying for a year or two first — most people just don't know the language. Here's the honest version, without the scare tactics a door-knocking salesperson uses.

Grab binoculars and look from the ground (never climb up yourself). You're looking for whether the damage is localized — a repair — or spread across the whole roof — a replacement. That single distinction saves or costs you thousands.

The 10 signs, from most to least urgent

• Active leaks or water stains on ceilings and walls — water is already inside. Address immediately.
• Sagging roofline — a structural warning that decking or rafters are compromised. Get it inspected now.
• Daylight through the attic boards — if light gets in, so does water and air.
• Missing, cracked, or curling shingles across multiple areas — the waterproof layer is failing.
• Granules collecting in gutters — shingles shed their protective grit as they age; bald spots follow.
• Shingles that look bald, shiny, or dark in patches — granule loss exposing the asphalt mat.
• Moss or plant growth holding moisture against the roof (not just cosmetic if it's widespread).
• Flashing that's rusted, cracked, or pulling away around chimneys, valleys, and vents — a top leak source.
• A spike in your energy bills with no other cause — failing roofs and attic ventilation leak conditioned air.
• The roof is past its age — most asphalt roofs last 20–25 years; if yours is near that, plan ahead.

How long should your roof last?

Repair or replace?

Quick rule of thumb: if the damage covers less than about 30% of the roof and it still has life left, repair it; if it's widespread or the roof is near end-of-life, replace it. We break down the full decision and the cost math in roof repair vs. replacement. Be skeptical of anyone who prescribes a full replacement for a young roof after a light storm — check what a new roof should cost before you sign anything.

Pro tip from our network contractors

After any major hail or wind storm, get a free inspection even if the roof looks fine from the ground — hail bruising often isn't visible from below but still voids shingle integrity, and it may be a covered insurance claim if you act before the deadline.