As an Amazon Associate I earn from qualifying purchases.
Some roof problems are one afternoon's repair and others mean the material itself is finished. The distinction that matters is whether the failure is localised or systemic. A cracked pipe boot, a single wind-lifted section or rusted chimney flashing are localised and worth repairing on an otherwise sound roof. Widespread granule loss with bald patches, curling and cupping shingle edges, shingles that crack when lifted, and leaks appearing in several unrelated places are systemic — at that point repairs buy months rather than years. This guide ranks twelve warning signs by urgency, from a sagging ridge that needs immediate structural attention through to dark algae streaks that are mostly cosmetic. It includes a safe ten minute inspection you can do yourself from the ground and the attic, the two numbers that settle the repair or replace question, and what to document first if storm damage is involved and an insurance claim is likely.
Most roofs give plenty of warning. The question is rarely whether something is wrong but whether it is a repair or a replacement, and age against the extent of the damage is what answers it.
| Situation | Usually |
|---|---|
| Under 10 years old, one localised problem | Repair |
| Storm damage on one slope, roof otherwise sound | Repair, and possibly a claim |
| 15+ years, granule loss across the field | Replace |
| Several leak points in different places | Replace |
| Any sag or soft decking | Investigate structurally first |
| Selling within a year | Get quotes for both and price it into the sale |
Be wary of anyone who arrives at the door after a storm with urgent damage they cannot show you in a photograph, and of pressure to sign an assignment of benefits on the spot. Get the roof age from the permit record, get a written inspection with dated photographs, and get three quotes before committing to anything.
Granule loss across the whole field, curling or cracking shingles, missing shingles in several places, leaks in more than one location, and any sag along the ridge or between rafters.
Under about ten years old with one localised problem, repair. Past about fifteen with granule loss across the field and several leak points, repair money is being spent on something that needs replacing anyway.
It is structural rather than a covering problem, and it should be looked at promptly by someone qualified to assess the frame — not patched over.
Ask for dated photographs of the damage. Do not sign anything, especially an assignment of benefits, on the doorstep. Get an independent written inspection and three quotes before committing.
Once you decide to replace, the roof replacement timeline shows what happens and when.
Several signs on the list? Size the replacement with the free roof calculator — roof area, squares and installed cost from the footprint and pitch.