Do I need a roof replacement, and do I need a permit for one?
Three questions that settle most cases
- How old is it? Architectural shingles in Georgia commonly last about 20 to 30 years and older 3-tab roofs about 15 to 20, with south and west slopes aging fastest. A roof inside that window with problems is a replacement candidate; a 7-year-old roof with the same symptom usually is not.
- Is the damage local or everywhere? A cracked pipe boot, a few blown-off tabs or one failed flashing is a repair. Bare patches across several slopes, shingles that crack when lifted, or stains showing up in different rooms point to a roof wearing out as a whole.
- Did a storm cause it? Hail bruises and wind creases on a roof that was fine before the storm may be covered by homeowners insurance, which changes the math entirely.
Do you need a permit?
It depends on where you live. Requirements differ between Georgia cities and counties, and many HOAs have their own approval process on top of that. A reputable contractor knows the local rule, pulls any required permit and schedules inspections. If a roofer suggests skipping a permit your jurisdiction requires, take it as a warning about how the rest of the job will go. Details are in roofing permits in Georgia.
What to do next
Look in the attic on a sunny afternoon for pinpoints of daylight or dark stains, check the gutters for heavy granule buildup, and get a professional inspection with photos of each slope. Compare what you find with the list in signs you need a new roof, and if you are unsure of the roof's age, start with how long a roof lasts in Georgia.