Is it time to replace your roof? 8 red flags to watch out for

The roof is one of the most structurally significant elements of your house. It protects your home against weather risks, like rain and wind, and impacts energy efficiency. Not only is a strong roof important for your house, but it also plays a role in your homeowners insurance. 

Wondering if it’s time to replace your roof? Here’s what to look out for.

8 signs it's time to replace your roof

Every roof needs to be replaced at some point. Replacing your roof can provide peace of mind, while also having a positive impact on the cost of your home insurance. If you’re not sure whether it’s time to replace your roof, here are several signs that you might need a new one.   

1. Your roof is past its expected lifespan

The lifespan of your roof depends on the material used, and some materials last longer than others. If your roof is nearing or past its typical lifespan, it’s a good indicator that it should be replaced, even if it looks OK from the outside. 

Here are the average lifespans for different roof types:

• Asphalt shingles: 15 to 20 years

• Architectural shingles: 25 to 30 years

• Metal: 40 to 80 years

• Slate: 100 years or longer

• Clay tile: 50 to 100 years

• Rubber membrane: 30 to 40 years

The good news? Replacing your roof using more durable materials — like metal or impact-resistant shingles — could help you earn a discount on your home insurance.

2. Shingles are curling, cracked, or missing

Visible imperfections in your roof, including curling or cracked shingles, usually mean that it’s time for a replacement. If you notice any shingles are missing, that’s a definite sign that your roof should be replaced (or at least repaired) as soon as possible. A roof with shingles that are curling, cracked, or missing can lead to water damage and potential mold growth. 

3. Sagging, soft spots, or structural weaknesses 

Over time, you may notice that your roof starts sagging or develops soft spots. This is often caused by water damage, excessive weight, or even pest damage. Sagging roofs indicate structural weaknesses, which can lead to more problems if not addressed quickly. If your roof is sagging or is depressed in certain areas, it’s time to call a professional and consider having the roof replaced.

4. Noticeable leaks, water stains, or interior damage

Old roofs are susceptible to leaks and water damage. When left unrepaired, that can lead to damage inside your home, including issues like mold, rot, and mildew. It’s a good idea to check for water stains or slow leaks periodically in the spaces underneath your roof. If you see any signs of water damage, it might be a sign that your roof needs to be replaced.

5. There is roof shingle grit in your gutters

If you have gutters, it’s important to keep them clean. While clearing your gutters, you should also check for shingle grit from your roof, which looks like sand or fine gravel. Shingle grit, which is a protective coating on the roof, can find its way into gutters after a new roof installation or a storm. However, it can also be a sign of an aging roof. If you’re finding roof shingle grit every time you clean your gutters, it could be time for a new roof.

6. You see moss and algae growth

Seeing moss and algae growth on your roof could mean you should replace it. Moss on your roof can trap moisture, which may lead to problems like rot and shingle damage. Small patches of moss or algae aren’t usually something to worry about—you can typically remove it yourself with a soft brush or broom, a hose, and cleaning solution. However, moss that’s covering more than half of your roof could indicate that a replacement is necessary. 

7. Evidence of storm damage

The roof is your home’s first line of defense against storm damage, like high winds, hail, and flying debris. If there’s any evidence of roof damage after a storm, contact a professional to have the roof assessed. While a few missing shingles might be a quick repair, more extensive damage — like a tree branch that landed on the roof — could warrant a full replacement. Fortunately, your home insurance will likely help pay to repair or replace the roof if the damage was caused by a covered incident (called a peril), like high winds or falling objects.

8. Gaps in roof boards or chimney flashing

Keep an eye on the spacing between the roof boards (the panels fastened to your rafters). If you notice any gaps between roof boards, it could mean it’s time to replace your roof. Gaps indicate that the roof boards aren’t properly sealed, making water damage, insulation damage, and structural inefficiencies more likely. If you have a chimney, you should also monitor the metal flashing where the chimney meets the roof. If the flashing starts to pull away from the roof around the chimney, you’ll want to repair or replace it to prevent leaks.

Tips for evaluating and caring for your roof

As a homeowner, it’s important to regularly assess your roof to check for signs of damage or structural weakness. Identifying issues before they cause major problems can potentially extend the lifespan of your roof and save you money down the line. Here are some helpful tips for caring for your roof:

• Get a professional roof inspection: It’s generally recommended to get a professional roof inspection every one or two years, or after a major storm. A roof inspector will assess the condition of your roof and look for signs of damage. The inspector can also give you an estimate of how long your roof is likely to last before it needs to be replaced.

• Perform regular maintenance: Homeowners can often perform some roof maintenance themselves, like removing debris and small branches, treating moss and algae, and sealing small cracks. These minor maintenance tasks can help prevent more significant roof damage and expensive repairs.

• Check for leaks: Look for signs of leaking or water damage in your attic or top-floor ceiling, especially after it rains. If you notice any active leaks coming from the roof, use a bucket to collect the water, take photos of the damage, and contact a roofing professional. 

• Keep your gutters clear: Clearing your gutters of debris, leaves, and twigs can be an effective way to prevent roof leaks and other types of damage. You can also install gutter guards to prevent debris from clogging your gutters. 

• Trim overhanging tree branches: If there are any trees near your house, make sure to trim branches that overhang the roof, or contact a tree company to prune the trees for you. Typically, the best time to trim trees is during the winter months.

• Remove heavy snow: While a small amount of snow probably won’t hurt your roof, heavy, wet snow should be removed as soon as possible. Leaving heavy snow on your roof can damage the shingles and increase the risk of a leak in the attic.

The relationship between your roof and home insurance

Your roof isn’t just an essential feature of your home. It can also have a big impact on your homeowners insurance. In general, homes with newer roofs cost less to insure than homes with older roofs. That’s why replacing your roof can potentially lower your insurance rate.

One of the biggest factors that insurance companies consider when setting premiums is how likely your home is to have a roof claim. Because homes with older roofs are more likely to have insurance losses, insurance carriers often charge higher rates to insure these properties. 

The age of your roof can affect claim payouts: Learn about roof surfacing payment schedules.

Another thing to consider is that the type of roof you have could help you earn a home insurance discount. For example, if you replace your asphalt shingle roof with a metal roof, your premium might go down. It’s worth contacting your insurance company to see if roof discounts are available and how you can qualify.