Here's How to Know When Your Roof Needs to Be Replaced

As a homeowner, it's easy to overlook the state of your roof if nothing seems wrong. Often, people don't take action until water starts dripping into the living room, forcing them to repair or replace it. But you don't have to wait until you're facing the chaos of hiring emergency contractors, restoring water damage, and dealing with a financial nightmare.

To find out when it's the right time to replace your roof, we spoke with Jeff Berzolla, CEO of Instant Roofer. Ahead, he shares how to inspect your roof on your own, along with a formula that shows exactly when it's time for a new roof, depending on the type of roof you have.

How to Inspect Your Roof

As a homeowner, there are so many improvement projects to attend to as your home ages. When it comes to roofs, it is essential to address any issues before they become too severe. “Most people wait for obvious signs like leaks before they start worrying about their roof,” says Berzolla. “But if you know what to look for, you can spot trouble months or even years before it becomes a major problem.”

There are several key signs to look out for when inspecting your roof. Berzolla highlights the types of damage that can lead to bigger problems:

• Inspect the Roofline Shape: Ensure the roof has straight, clean lines without sagging or uneven areas, as dips or curves may signal structural issues beneath.
• Examine for Missing or Damaged Shingles: From ground level, identify any missing shingles or tiles. If more than five are damaged, further inspection is needed.
• Detect Curling or Buckling: Shingles curling at the edges or buckling in the middle are signs of aging, often caused by exposure to heat and moisture, according to Berzolla.
• Observe Moss and Algae Growth: Although a small amount of moss may look attractive, widespread growth suggests moisture buildup that could harm the roofing materials over time.

Interior Warning Signs

Inspecting the inside of your home is just as important as the outside. To inspect your roof from the inside of your home, head up to your attic with a flashlight and look for the following telltale signs:

• Daylight showing through the roof boards
• Water stains on rafters or the attic floor
• Wet insulation after storms
• Shingle granules are collecting in gutters

“Finding granules in your gutters is like seeing hair in your brush—a little is normal, but excessive amounts mean things are breaking down faster than they should,” says Berzolla.

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Calculating the Roof's Lifespan

The secret to calculating your roof's lifespan lies in this expert method, which analyzes the material it's made of in addition to its current age. “Take your roof's current age and subtract it from the expected lifespan for your material type,” says Berzolla. “If you have 20-year-old asphalt shingles, you're likely looking at replacement within the next five years.”

Roof Material Lifespan Chart

• Asphalt shingles: 20 to 25 years
• Architectural shingles: 25 to 30 years
• Metal roofing: 40 to 70 years
• Clay tiles: 50 to 100 years
• Slate: 75 to 100 years
• Wood shingles: 25 to 30 years

Even if you know your roof's expected lifespan, routine inspections are still recommended. Each type of roof is designed to last a certain number of years, but regular checkups help catch wear and tear from extreme weather before it becomes a bigger issue.