Roof Condition
10 Signs You Need a New Roof
By Jesse DeLuca, Founder, ReroofGen
The clearest signs you need a new roof are an asphalt roof past 20 years, curling or missing shingles, bald spots and granules in the gutters, daylight or water stains in the attic, and a sagging roofline. Seeing several together, especially alongside age, means it's time for a professional assessment, not another patch.
Key takeaways
- Age is the strongest single signal: a 20+ year asphalt roof should be inspected.
- Curling shingles, bald spots, and gutter granules point to late life wear.
- Daylight or water stains in the attic mean the roof envelope is already failing.
- Repeated patching of the same roof usually costs more than replacing it.
Roofs rarely fail all at once. They give warnings, and catching them early is the difference between a planned replacement and an emergency repair after water has already reached your ceilings.
If you're seeing several of the signs below, it's time to get a professional assessment.
Clear signs your roof is failing
- Your roof is past 20 years old (for asphalt shingles)
- Shingles are curling, cupping, or clawing at the edges
- Bald spots where protective granules have worn away
- Granules collecting in your gutters and downspouts
- Cracked, broken, or missing shingles after storms
- Daylight visible through the roof boards in your attic
- Water stains or active leaks on ceilings and walls
- A sagging roofline or soft, spongy spots underfoot
- Moss, algae streaking, or trapped moisture on the surface
- Rising energy bills from a roof that no longer insulates well
When repair is no longer enough
A few damaged shingles after a storm is a repair. Widespread granule loss, a sagging deck, multiple leaks, or a roof at the end of its material lifespan is a replacement. Once you're patching the same roof repeatedly, replacement is usually the cheaper path over time.
Age is the strongest single signal
If your asphalt roof is past 20 years, every other sign matters more. Age alone is often enough for an insurer to flag a policy, and it's the first thing a roofer checks. If you're unsure how old your roof is, start there.
Frequently asked questions
Should I repair or replace my roof?
Repair isolated, recent damage on an otherwise sound roof. Replace when damage is widespread, the deck is sagging, leaks recur, or the roof is at the end of its material lifespan.
How do I know if my roof has storm damage?
Look for cracked, lifted, or missing shingles, dented vents and flashing, and granules washed into gutters after a hail or wind event. A roofer can confirm whether the damage is insurable.
Is a roof past 20 years automatically bad?
Not automatically, but a 20+ year asphalt roof is at the end of its expected life and should be inspected. Many insurers treat roof age as a key underwriting factor.
See how ReroofGen surfaces roof age across an entire territory