What are the real signs you need a roof replacement, and which are false alarms?
Short answer. Real replacement signs are problems spread across the roof: bare spots from granule loss, curling or cracking on several slopes, recurring leaks in different places, widespread storm damage, and soft or sagging decking. Black algae streaks, a single leaking pipe boot, a few nail pops or one missing shingle are usually repairs or cosmetic issues.
Signs that usually mean replacement
- Bare asphalt or dark, shiny patches where granules are gone, on more than one slope.
- Curling, cupping or clawing shingles across large areas.
- Cracked or brittle shingles that break when lifted.
- Leaks in different places within a year or two.
- Soft spots underfoot or sagging between rafters.
- Hail bruising or wind creasing scattered across several slopes.
- A failing second layer of shingles, which cannot be roofed over again.
Signs that usually do not
- Black streaks. Algae is cosmetic and treatable; see black streaks and algae on roofs.
- One leak at a pipe boot or chimney. Flashing and boots wear out before shingles.
- A few nail pops. A repair, unless they are everywhere.
- Granules in the gutters of a new roof. Normal shedding of excess granules in the first couple of years.
- Moss in one shady corner. Treat it and trim the trees; see moss and lichen on roofs.
Gray areas
Age alone, or a roof that looks tired but does not leak, falls in between. Hail can also hide on a roof that looks fine from the ground. An inspection with close-up photos turns a gray area into a clear answer. The full checklist is in signs you need a new roof.