10 Signs You Need a New Roof (Before It Leaks)

Key takeaways

• Most asphalt roofs last 20–30 years. If your roof is near or past that age, even small issues can be a sign it’s time to plan for replacement.
• Leaks are a late-stage symptom. Curling shingles, missing granules, and sagging areas often show up before water comes inside.
• Repairs make sense for younger roofs. If your roof is under 15 years old and damage is limited to one area, a targeted repair is often the most budget-friendly choice.
• Full replacement is smarter when issues are widespread. If repairs would cost more than about 30–40% of a new roof, or problems keep coming back, replacement usually saves money long-term.
• Typical full replacement runs from about $7,000–$20,000+ for a single-family home, depending on size, materials, and complexity.
• Roof problems can affect safety and resale. Ongoing leaks can lead to mold, damaged framing, and home-inspection issues when you sell.
• Always get multiple quotes. Roofing prices vary widely; comparing 2–3 local pros through a neutral directory like Home Services Scout helps you understand fair pricing.

Typical price range

All numbers below are approximate US ballpark ranges for a typical single-family home. Your actual cost will depend on roof size, pitch, materials, and local labor rates.

• Minor repair (few shingles, small flashing fix): $250–$750
  Patch a small leak, replace a few missing shingles, reseal a vent or chimney flashing.

• Moderate repair (larger area, some decking repair): $750–$2,000
  Fix damage from a small tree limb, repair a bigger leak area, replace a section of underlayment or sheathing.

• Major repair / borderline replacement: $2,000–$5,000+
  Multiple leak points, widespread shingle damage, or significant decking replacement in several areas.

• Full asphalt shingle roof replacement (typical home): $7,000–$15,000
  Standard architectural shingles on an average-sized, moderately pitched roof.

• High-end or complex roof replacement: $15,000–$30,000+
  Larger homes, steep or cut-up roofs, premium shingles, metal, tile, or multiple layers to tear off.

What pushes costs lower

• Smaller, simpler roof. One-story, low-slope roofs with few valleys, skylights, or chimneys.
• Single-layer tear-off. Removing one existing layer is cheaper than stripping two or more.
• Standard materials. Basic architectural asphalt shingles and standard underlayment.
• Easy access. Good driveway access and safe, straightforward ladder setup.

What pushes costs higher

• Steep or complex roofs. More safety gear, more time, and more labor.
• Multiple layers to remove. Extra disposal and labor to strip old roofing.
• Extensive wood rot. Replacing damaged sheathing or rafters adds materials and labor.
• Premium materials. Metal, tile, slate, or impact-resistant shingles cost more upfront.
• Remote or difficult access. Limited staging space, long material hauls, or special equipment.

10 signs you may need a new roof (before it leaks)

You don’t have to wait for water stains on your ceiling to know your roof is in trouble. These signs can show up months or years before an actual leak inside.

1. Your roof is near (or past) its expected lifespan

• Asphalt shingles: typically 20–30 years
• Wood shakes/shingles: roughly 25–40 years
• Metal: often 40–70+ years
• Tile/slate: can last 50–100+ years with proper care

If your asphalt roof is 20+ years old, it’s wise to budget for replacement, even if it looks “okay” from the ground.

2. Shingles are curling, cracking, or cupping

• Edges curling up or centers dipping (cupping) mean the shingles are drying out and losing flexibility.
• Cracked shingles are more likely to break in wind or hail.

Widespread curling or cracking across the roof usually points to end-of-life, not just a small repair.

3. Bald spots and heavy granule loss

• Asphalt shingles are coated in granules (the gritty surface).
• Look in gutters and at the bottom of downspouts for piles of these granules.
• Dark, smooth-looking patches on the roof surface mean the protective layer is wearing off.

When many shingles are losing granules, your roof is more vulnerable to sun damage and leaks.

4. Missing, loose, or damaged shingles

• A few missing shingles after a storm can often be repaired.
• Repeated blow-offs or lots of loose, sliding shingles suggest:
  • Aging shingles that no longer seal well
  • Possible installation issues

If you’re constantly calling for shingle repairs, it’s often cheaper to replace the roof than keep chasing problems.

5. Sagging areas or dips in the roofline

• Stand back and look at your roof from the street.
• Sagging ridges, dips between rafters, or a “wavy” look can signal:
  • Damaged or undersized framing
  • Long-term moisture damage
  • Rotting sheathing

This is a structural concern and needs prompt evaluation by a roofing pro, and sometimes a structural contractor. Don’t ignore it.

6. Frequent or unexplained attic moisture

• Check your attic with a flashlight on a dry day:
  • Damp insulation
  • Dark stains on wood
  • Rusty nails or metal fasteners
• On sunny days, look for daylight coming through around vents or along the roof deck.

Moisture from small leaks or poor ventilation can quietly damage your roof from the inside out.

7. Repeated leaks or ceiling stains

• One small leak near a chimney might be a simple flashing repair.
• Multiple leaks over a few years, or leaks in different rooms, usually mean:
  • Widespread shingle failure
  • Underlayment breakdown
  • Aging flashing and seals

If you’ve patched the same area more than once, it’s time to discuss replacement options.

8. Moss, algae, or rot that keeps coming back

• Some dark streaks are just cosmetic algae, but:
  • Thick moss can lift shingles and trap moisture.
  • Soft, spongy wood or crumbling shingles indicate rot.

If cleaning and minor repairs don’t solve it, the underlying materials may be too far gone.

9. Damaged or failing flashing

• Flashing is the metal around:
  • Chimneys
  • Skylights
  • Roof-to-wall transitions
  • Vents
• Cracked, rusted, or pulled-away flashing is a common leak source.

If flashing is failing in many places, it’s often best to replace it during a full re-roof, not just patch it.

10. Your energy bills are creeping up

• An old or poorly ventilated roof can:
  • Trap heat in summer
  • Leak heat in winter
• You may notice hot upstairs rooms or higher HVAC use.

While insulation and ventilation are part of this, a roof at the end of its life may not be protecting your home as efficiently as it should.

Repair vs. replacement

Deciding whether to patch or start over comes down to age, extent of damage, and cost.

When repair makes sense

• Roof under ~15 years old and generally in good shape.
• Damage is localized (one slope, one corner, or a small area).
• No major sagging or structural issues.
• Repair cost is under ~25–30% of a full replacement estimate.

Example:
Your 10-year-old asphalt roof has a leak around a vent. A roofer quotes $600 to replace shingles and flashing in that area. A full replacement would be around $10,000.
→ Repair is usually the smart move here.

When replacement is usually smarter

• Roof is near or past its expected lifespan.
• Problems are widespread: curling, granule loss, multiple leak points.
• Decking or framing damage is found in several areas.
• You’re planning to sell in the next few years and don’t want inspection issues.
• Repair quotes add up to 30–40% or more of a full replacement.

Example:
Your 22-year-old roof has several leaks and many curled shingles. Two roofers quote $3,500–$4,000 to repair multiple sections, but estimate $11,000–$13,000 for a full replacement.
→ Spending a third of the replacement cost on an aging roof is often false economy; replacement usually wins.

Gray-area situations

Sometimes the answer isn’t obvious. In those cases, ask roofers for both:

• A “keep it going 3–5 years” repair quote
• A full replacement quote with material options

This helps you compare short-term vs. long-term costs based on your budget and how long you plan to stay in the home.

Efficiency and long-term costs

A roof isn’t just about keeping water out. It also affects energy use, comfort, and maintenance over time.

How a new roof can save money long-term

• Better ventilation and insulation coordination.
  When re-roofing, pros can improve attic ventilation and sometimes add insulation, helping reduce heating and cooling costs.

• Cooler roof options.
  Light-colored or reflective shingles and metal roofs can reduce heat gain, especially in sunny climates, which may lower AC use.

• Fewer emergency calls.
  An older roof can generate repeated repair bills. A new roof often comes with:

  • Material warranties (often 20–30+ years)
  • Workmanship warranties (commonly 5–10 years with reputable installers)

• Resale value and inspection peace of mind.
  A newer roof is a strong selling point and reduces the chance of last-minute repair demands from a buyer.

When paying more upfront can be worth it

• Upgraded shingles.
  Impact-resistant or higher-grade architectural shingles cost more but may:

  • Last longer
  • Resist hail/wind better
  • Sometimes help with insurance discounts (check with your carrier)

• Metal or tile roofing.
  Higher upfront cost, but much longer lifespan and lower maintenance if installed correctly.

• Improved underlayment and flashing.
  Investing in quality underlayment and properly detailed flashing can prevent leaks and extend the life of the whole system.

What to expect from a visit or project

Before the pro arrives

• Gather basic info:
  • Approximate age of your roof
  • Any previous repair or insurance paperwork
  • Photos of leaks or ceiling stains
• Clear access:
  • Move vehicles from the driveway
  • Secure pets
  • Clear items from attic access if inspection is needed

Typical inspection / repair visit (1–3 hours)

1. Initial conversation (10–20 minutes)

   • You explain symptoms (leaks, stains, shingle debris).
   • The roofer asks about roof age, prior work, and your budget/concerns.

2. Exterior inspection (20–60 minutes)

   • Visual check from the ground and on the roof (if safe).
   • Look for damaged shingles, flashing issues, soft spots, and clogged gutters.

3. Attic inspection (10–30 minutes, if accessible)

   • Check for moisture, mold, daylight, and insulation/ventilation issues.

4. Diagnosis and options (15–30 minutes)

   • Roofer explains findings, often with photos.
   • You may get:
     • A repair quote on the spot
     • A replacement estimate later in writing

5. Minor same-day repairs (30–90 minutes)

   • For small issues, they may:
     • Replace a few shingles
     • Reseal flashing
     • Patch a small leak

   Larger repairs are usually scheduled as a separate visit.

Typical full replacement project

For an average single-family home with asphalt shingles:

1. Planning and scheduling (a few days to a few weeks)

   • Finalize materials, colors, and scope.
   • Contractor confirms whether permits are required and handles them if so.
   • You get a written contract with pricing, timeline, and warranty details.

2. Tear-off (½–1 day for typical homes)

   • Crew removes old shingles, underlayment, and flashing.
   • Debris is placed in a dumpster or truck; yard and landscaping are usually covered for protection.

3. Decking repairs (variable)

   • Any rotten or damaged sheathing is replaced.
   • This can add cost and time but is critical for a solid roof.

4. Installation of new roofing (1–2 days for many homes)

   • Underlayment, ice/water shield (where used), and flashing installed.
   • New shingles or other roofing material laid and fastened.
   • Vents and accessories installed or upgraded.

5. Cleanup and final walkthrough (1–2 hours)

   • Magnetic sweep for nails, debris removal, basic yard cleanup.
   • Contractor reviews the work, explains warranties, and discusses any maintenance tips.

Larger, steeper, or more complex roofs, and premium materials like metal or tile, can take several more days.

DIY vs. hire a pro

Reasonable DIY tasks for some homeowners

If you’re comfortable on a ladder and take proper safety precautions:

• Ground-level inspections.
  • Use binoculars or a camera zoom to spot missing shingles, sagging, or damage.
• Attic checks.
  • Look for stains, damp insulation, or daylight through the roof deck.
• Gutter cleaning and basic maintenance.
  • Keeping gutters clear helps prevent water backup under shingles.

Some very handy homeowners may patch a very small shingle issue on a low, easily accessed roof, but this still carries risk.

Tasks that should be left to licensed pros

• Working on steep or high roofs.
  Falls from roofs are a major source of serious injury. Pros use harnesses, roof jacks, and safety training.

• Full roof replacement or major repairs.
  Proper installation affects:

  • Leak resistance
  • Wind performance
  • Warranty coverage
  • Home insurance compliance

• Structural repairs (sagging, rot, framing).
  These can affect the safety of your entire home and often require code knowledge and permits.

• Flashing and complex detailing.
  Chimneys, skylights, and roof-to-wall intersections are common leak points that require experience to detail correctly.

Because roofing involves working at height, potential structural issues, and building codes, it’s usually safest and most cost-effective to hire qualified pros.

Questions to ask potential pros

• Are you licensed and insured for roofing in this area?
• How many years have you been installing this type of roof system?
• Can you show recent local references or photos of similar projects?
• What exactly is included in your estimate (tear-off, disposal, flashing, vents, decking repairs)?
• How will you handle unexpected wood rot or hidden damage, and how is it priced?
• Do you recommend repair or replacement for my situation, and why?
• What materials are you proposing (shingle type, underlayment, ventilation), and what are the warranties?
• Is a permit required, and will you obtain it if so?
• How will you protect my landscaping, siding, and attic during the job?
• What is the projected start date and how long will the project take?
• Who will be on-site managing the crew, and how do I reach them during the project?
• What are the payment terms, and do you offer any financing options?

Quick FAQ

How often should I have my roof inspected?

Most homes benefit from a professional roof inspection every 1–3 years, and after major storms. Regular checks can catch small issues before they turn into leaks.

Will homeowners insurance pay for a new roof?

Insurance may cover sudden damage from events like wind or hail, but usually not wear and tear from age. It’s best to review your policy and talk to your insurer before filing a claim.

Can I put new shingles over old ones?

Sometimes a second layer of shingles is allowed, but it’s not always recommended. It can:

• Hide underlying damage
• Add weight to the structure
• Limit future repair options

Many pros prefer a full tear-off to inspect and repair the deck properly.

How long does a new roof typically last?

A properly installed architectural asphalt shingle roof usually lasts 20–30 years. Premium materials like metal, tile, or slate can last much longer with proper maintenance.

Next steps

If your roof is older, showing several of the signs above, or you’re dealing with recurring leaks, it’s time to:

• Assess age and condition. Note your roof’s approximate age and any visible issues.
• Decide repair vs. replacement. Use the rules of thumb: age, extent of damage, and whether repair costs are creeping toward a big share of replacement cost.
• Get 2–3 written quotes. Comparing multiple licensed roofers will give you a clearer picture of fair pricing and options for your home and budget.

You can use a neutral local-pro directory like Home Services Scout to quickly find and compare nearby roofing contractors, then ask the questions above to choose the right fit. With a solid plan and the right pro, you can address roof issues before they turn into major leaks—and protect your home for years to come.