Signs You Need a New Roof (or Just a Repair)

Most roofs don't fail all at once. They send signals for years: a few granules in the gutter, a shingle that curls, a faint stain on the ceiling. Catching those signs early is the difference between a repair and a full replacement, and between a planned project and an emergency in the middle of a storm. Here are the signs you need a new roof, the roof leaking signs that call for a repair, and how to tell which one you are looking at.

How old is your roof?

Age is the first clue. Life spans vary with material, installation, attic ventilation and climate, so treat these as rough guides, not deadlines:

Roof type	Typical life span (rough guide)
Standard 3-tab asphalt shingles	About 15 to 20 years
Architectural asphalt shingles	About 20 to 30 years
Concrete or clay tile	Tile can last 50 years or more, but the underlayment under it often needs replacing in 20 to 30 years
Metal	About 40 years or more
Flat roofs (TPO, PVC, modified bitumen)	About 15 to 30 years depending on the system

California sun is hard on roofs. Intense UV and summer heat dry out shingles and sealants faster on south and west facing slopes. If you don't know your roof's age, your city's permit records or the home's sale disclosures may show when it was last replaced. Our tile vs shingle vs metal roof guide compares materials in more detail.

What are the signs you need a new roof?

Granule loss

Asphalt shingles are coated in granules that protect them from the sun. When you find lots of granules in gutters or at the bottom of downspouts, or see dark bare patches on the roof, the shingles are wearing out. Some granule loss on a brand new roof is normal. Heavy loss on an older roof is not.

Curling, cupping or cracked shingles

Shingles that curl at the edges or cup in the middle no longer lie flat and seal. Wind gets under them and water follows. Widespread curling usually means the roof is near the end of its life.

Missing shingles or broken tiles

A few missing shingles after a windstorm can be a repair. Shingles missing all over the roof, or repeated blow offs, point to a roof that has lost its seal. On tile roofs, cracked or slipped tiles expose the underlayment to sun and water.

A sagging roof

A ridge that dips or a roof plane that looks wavy can mean a water damaged deck or a structural problem. Don't walk on it. Call a licensed roofer, and possibly a structural engineer.

Daylight in the attic

If you can see light through the roof boards anywhere other than vents, water can get in too.

Moss, algae and rot

Dark streaks are often algae and mostly cosmetic. Thick moss is different. It holds water against the roof and lifts shingles. Soft, spongy spots on the deck mean rot.

What are the roof leaking signs inside the house?

• Water stains on ceilings or the top of walls, often brown rings
• Peeling or bubbling paint near the ceiling
• A musty smell in upstairs rooms or closets
• Damp insulation or dark wood in the attic
• Drips around light fixtures, skylights or chimneys during rain
• Higher energy bills, which can come from wet insulation that no longer works

A single leak near a chimney or vent is often a flashing repair. Leaks in several places, or the same leak coming back after repairs, are stronger signs you need a new roof.

What signs should you look for after a storm?

After strong wind or heavy rain, walk around the house and look for shingles or tile pieces in the yard, bent flashing, dented gutters, fallen branches on the roof, and new ceiling stains. Take dated photos before anything is moved or cleaned up. Our guide to roof damage after a storm covers what to do first, and with a strong El Niño forecast this winter, our El Niño roof guide explains why the season could be rough.

Repair or replace: how do you decide?

A repair often makes sense when:

• The roof is less than about halfway through its expected life
• The damage is in one area, like one slope, one flashing or one valley
• The deck underneath is solid

Replacement often makes more sense when:

• The roof is near or past its expected life
• Problems show up on several slopes
• You have had repeated leaks or repairs
• The deck is soft or sagging
• Repairs would cost a large share of a new roof

Get the answer from more than one roofer. Honest roofers will tell you when a repair is enough. Be cautious of anyone who says you need a full roof but can't show you photos of the damage. Our guide on how to compare roofing bids helps you line up two or three quotes.

When should you replace a roof in California?

If you already know the roof is near the end, plan the job for dry months. Late spring through early fall is when most re-roofs happen in California, and it lets you take time with bids. If you have to replace in winter, a good roofer will stage the work so the house is never left open to rain. Either way, a re-roof usually needs a building permit; see do you need a permit to replace a roof. For budget ranges, read our California roof cost guide.

Keep in mind that a new roof in many California areas has to meet cool roof and fire rating rules. Our cool roof and Class A guide explains those.

Who should inspect your roof?

Use a roofer with an active California contractor license from CSLB in the roofing (C-39) classification, who is licensed and insured. Ask for photos of every problem they find and a written estimate. Before you sign, check the license yourself with our guide on how to check a contractor's license in California, or run a ConFacts report to see the roofer's license record and CSLB history with a Trust Score.

Frequently asked questions

How do I know if my roof is leaking if I can't see a stain?

Check the attic after or during rain for drips, damp insulation or dark wood. Leaks can travel along rafters before they show on a ceiling.

Can a new roof go over the old one?

Sometimes, depending on the layers already there and local code. Many roofers recommend a full tear off so the deck can be inspected.

Is granule loss covered by warranty?

Some manufacturer warranties cover defects that cause early granule loss. Normal wear isn't usually covered. Read your warranty paperwork.

Are dark streaks on my roof a problem?

Usually they are algae and mostly cosmetic. Thick moss or soft spots are a bigger concern.

How long does a roof inspection take?

For a typical house, often under an hour. Ask the roofer to share photos.