How to tell when a new roof is needed?

Question

How do you determine when a new roof is needed on one of your properties? The roof on our two story home is 15 years old, 3 tab asphalt shingle. I have noticed several neighbors have replaced their roof this year. The roof has a fairly steep pitch and is on the second floor, so it is not easy to access safely. If I have a roofing contractor inspect the roof, isn't he likely to tell me it needs to be replaced regardless? My trust of contractors is not very high.

Matthew Paul · Answer

Climb up in the attic on a sunny day , if you see sunlight thru the roof , its time .   Seriously , if the edges are curling , you are losing shingles , and have leaks , its time . If not , start getting estimates and do it when you can afford it

Matthew Olszak · Answer

After 15 years, its about time. If you call a home inspector, for sure they will find something wrong, but that will be the end of their opinion and they'll tell you to hire a roofing inspector. That person is likely a roofing company who also does replacements, and yes, most likely they will tell you its time.

Do you need to replace it though? Well if its not leaking, no. But you probably don't want to repair water damage from a leak as by the time you see the signs it'll be big $ repairs. This is more of a preventative maintenance job than a "broken window" needs-fixed-right-now.

Did you get any hail or high winds in the past year? If so your roof likely has hail damage noted by small areas of missing granules (among other clues), which means you can submit a claim to the insurance company and get your roof, siding, trim, and anything else damaged replaced for the cost of your deductible. Call up a storm damage contractor (make sure they're licensed if necessary in your state) and they will usually inspect for free to see if there is a basis for a claim.

Scott Mac · Answer

Hi Ross,

You could ask a home inspector to come out just for the roof and forego the written report.

If you schedule the replacement during the off season for your area you can probably save some money.

Good Luck!

Ross Bernard · Answer

Thanks for the helpful replies. It sounds like roofs do not have anything quite so simple as a battery life indicator. From the patch of roof I am able to see on the first floor overhang, I see no obvious signs that the roof needs to be replaced. I will wait until winter to get some bids and replace it then.

Frank Wong · Answer

Pay for a 3rd party non-bias roof inspection. You want to know how much life is left. Do you have to replace or just repair?

Joe Villeneuve · Answer

If it's 15 years old, then yes...or you can wait for the inevitable...and have to replace the roof, and any damage done inside...and deal with any tenant issues too.

Scott P. · Answer

I agree w/most of the posts so far and I'll add that if shingles are breaking and blowing off during storms, that's another sign that it's time to replace.

Theresa Harris · Answer

If the edges are curling or the granules have worn off, it is time to replace it.

How long a roof lasts depends on many factors: weather, exposure, type of shingles used.

How to tell when a new roof is needed?

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