9 signs you need a new roof (vs. a repair)

The entire decision comes down to two questions: how old is the roof, and how widespread is the damage? Localized damage on a mid-life roof means repair. Widespread wear on an old roof means replacement. Everything below is just detail on those two questions.

1. The roof is 20+ years old

Architectural asphalt shingles last 25–30 years. If your roof is past 20 and showing any other symptom on this list, you're not deciding whether to replace — you're deciding when. Money spent patching a roof you'll replace in three years is usually better saved toward the replacement. Check your home's records, permits, or the previous owner's disclosure for the install date; if nobody knows, a roofer can usually estimate age from the shingle type.

2. Shingles are curling, buckling, or clawing

Shingles that curl at the edges, buckle in the middle, or develop a "claw" shape are losing their structural integrity — usually from age, heat, or poor attic ventilation. A few curled shingles can be replaced individually. Widespread curling across whole slopes means the roof is done. This one rarely reverses.

3. You're losing shingles — or granules

A shingle or two after a windstorm is a repair. Shingles coming off in normal weather, or finding piles of granules in the gutters and downspouts, is different: granules are the shingle's UV armor, and heavy loss (visible bald spots, or gutters full of sandy grit) means the shingles are shedding their protection years early. Once granule loss is widespread, patching buys little.

4. Daylight through the roof boards

Go into the attic on a bright day, turn the lights off, and look up. Pinholes of daylight through the deck mean the underlayment and shingles above have failed in those spots. A couple of small holes near a vent can be flashed and sealed. Light scattered across the deck means systemic failure — and where light gets in, water follows.

5. The deck is sagging

A visibly sagging or wavy roofline — between rafters or across a whole slope — is the most serious sign on this list. It means the decking (and possibly the structure beneath) is compromised, usually by long-term moisture. This needs a professional look promptly, because you're no longer deciding about shingles; you're deciding about structure. Sagging always means replacement, plus whatever deck repair the tear-off reveals (budget $80–$120 per replaced sheet).

6. Water stains inside the house

Brown stains on ceilings or walls, peeling paint near the roofline, or damp insulation in the attic mean water is already getting past the roof system. One stain under a known flashing failure (chimney, vent, skylight) is often a flashing repair. Multiple stains, or stains with no obvious single source, point to general roof failure. Either way, don't wait on active leaks — interior damage compounds fast.

7. Flashing is failing around penetrations

Chimneys, vents, skylights, and valleys are where most leaks start, because they're where the roof system is interrupted. Cracked, rusted, or pulling-away flashing is very often a repair — reflashing a chimney costs a fraction of a new roof. But if the flashing is failing and the surrounding shingles are at end of life, reflashing onto a dying roof is wasted money; do both at once.

8. Moss, algae, and trapped moisture

Dark streaks (algae) are mostly cosmetic. Moss is the real problem: it holds moisture against the shingles, lifts their edges, and accelerates decay underneath. Light moss can be cleaned and treated. Thick, established moss across shaded slopes — especially on a roof past 15 years — is usually a sign the surface is staying wet because it's lost its ability to shed water properly.

9. Your neighbors are all getting new roofs

This sounds like a joke, but it's real signal: tract homes built at the same time with the same shingles age on the same schedule. If half your street replaced their roofs in the last two years, yours is on the same clock — even if it looks okay from the ground. It won't get cheaper by waiting, and you can learn from neighbors' quotes (ask what they paid; most people will tell you).

Repair or replace: the decision framework

• Repair when: damage is localized (one slope, one flashing point, storm damage), the roof is well within its lifespan, and the deck is solid.
• Replace when: the roof is 20+ years old with multiple symptoms, damage is widespread across slopes, the deck is sagging, or you're already looking at the second major repair in a few years.
• The tiebreaker is money over time. A $1,500 repair on a 22-year-old roof that you'll replace in four years anyway is $1,500 burned. Put it toward the replacement instead.

One more honest note: if a contractor's "free inspection" finds thousands in urgent damage that no other bidder sees, get a second inspection. The inspection is the sales pitch.

What replacement costs

Once you've decided it's time, the numbers: architectural asphalt shingles run $4.25–$7.25 per square foot installed in 2026 (roughly $13,000–$22,100 for a typical 2,000 sq ft home), and standing seam metal runs $10–$16 per square foot. An identical job can quote $9,500 in one market and $22,000 in another, so get at least three local bids — and run your home through the calculator first so you walk in knowing the honest range.

Roof replacement FAQs

How do I know if I need a new roof or just a repair?

Localized damage on a roof well within its lifespan usually means repair; widespread wear on a roof approaching its material's lifespan (25–30 years for architectural asphalt) usually means replacement. Age plus the extent of damage is the whole decision.

What are the signs of a failing asphalt shingle roof?

Curling or buckling shingles, missing shingles, heavy granule loss, daylight visible through roof boards in the attic, and a sagging deck. Interior water stains mean water is already getting in.

How long does an asphalt shingle roof last?

Architectural asphalt shingles typically last 25–30 years. A roof past 20 years with multiple symptoms is usually a replacement candidate rather than a repair project.

Should I repair or replace a 20-year-old roof?

At 20 years, an asphalt roof has used most of its 25–30 year lifespan. A repair can buy time, but money spent patching a roof you'll replace in a few years is usually better put toward the replacement.