When should a roof be replaced, and how do you know when yours was?
Short answer. A roof should be replaced when it reaches the end of its useful life, usually about 20 to 30 years for architectural shingles in Georgia, or sooner when storm damage, widespread granule loss, curling, cracking or recurring leaks appear. If you do not know when your roof was last replaced, permit records and past inspection reports are the best place to find out.
What to expect at each age
- Under 10 years: problems are usually installation details, a failed pipe boot or storm damage. Repairs or an insurance claim, not a new roof, unless a storm says otherwise.
- 10 to 15 years: a good time for a professional inspection. Sealants and boots are often due, and insurers may begin asking about roof age.
- 15 to 20 years: 3-tab roofs are near the end. Architectural roofs may show early granule loss on sunny slopes.
- 20 years and beyond: plan the replacement before leaks plan it for you.
Signs that override the calendar
- Hail bruises or wind-creased and missing shingles after a storm.
- Leaks in more than one place, or stains that keep growing.
- Dark bare patches, curling, or shingles that crack when bent.
- A sagging roofline or soft spots.
When was my roof replaced?
Check your city or county permit history, the seller's disclosure and the home inspection report from your purchase, and ask your insurance agent what roof year is on file. If none of those help, a roofer can estimate age from the shingle type and wear, though that is an estimate, not a date.
The full list of warning signs is in signs you need a new roof, and typical lifespans by material are in how long a roof lasts in Georgia.