9 signs you need a new roof

Some of these mean "repair this season". Several together, on a roof near its material's expected lifespan, mean replacement. All of them can be checked from the ground or the attic — do not climb a roof to diagnose it.

1. Shingles curling, clawing or buckling

Edges lifting or centres heaving across whole slopes (not one or two shingles) means the mat has dried out and is done. Localised damage is a repair; slope-wide curling is end of life.

2. Granules in the gutters

Asphalt shingles shed their protective granule coating as they age. A handful after a storm is normal; gutters and downspout exits full of granules, and bald patches visible on shingles, are not.

3. Daylight or water staining in the attic

Pinhole daylight through the deck, or dark staining on rafters and insulation, means water is already inside the structure — the covering has failed somewhere above.

4. Leaks that keep moving

One leak at one flashing is a repair. A second and third leak in different places, on an older roof, is the system failing — chasing them individually costs more than it buys.

5. Sagging

A dip or swayback in the roofline is structural (deck or rafters) until proven otherwise. This one is not a "watch it" item — get it inspected promptly.

6. Moss, algae and soft spots

Moss holds moisture against the surface and lifts shingle edges. Dark algae streaks are mostly cosmetic; spongy areas underfoot (felt from the attic side as soft decking) are not.

7. Neighbours are replacing theirs

Houses in a development were roofed in the same season with the same material. A street of new roofs is actuarial evidence about yours.

8. The roof is past its material's lifespan

A 3-tab roof at 22 years, architectural at 30+, has delivered its design life even if it looks intact from the street. Replacement on your schedule costs less than replacement on the weather's.

9. Your insurer says so

Carriers increasingly inspect roof age and condition at renewal; Verisk's 2025 data shows roofs in moderate-to-poor condition carry roughly 60% higher loss costs, and some owners learn their roof's age from a non-renewal letter. An inspection report from a licensed roofer is the document that answers it.

Repair or replace?

Damage confined to one slope or one flashing, on a roof with years of design life left: repair. Age + multiple signs + more than one slope involved: price a replacement — and use your city cost page to walk into quotes knowing the range.