9 Signs You Need a New Roof (and When a Repair Will Do)

Check from the ground (and the gutters)

Use binoculars rather than climbing onto the roof. Leave walking on it to the pros.

• 1. Age: your roof is 20+ years old, or you don't know how old it is.
• 2. Curling or buckling shingles: edges cupping up or the middle bulging.
• 3. Missing or cracked shingles, especially after storms.
• 4. Granules in the gutters: shingles shed their protective granules as they age.
• 5. Moss or algae: often cosmetic, but moss holds moisture against the roof.

Check from the inside

• 6. Water stains on ceilings or walls, especially after heavy rain.
• 7. Daylight through the roof boards when you're in the attic.
• 8. A sagging roofline or soft spots, which can mean structural damage. Call a pro right away.
• 9. Higher energy bills, which can point to poor ventilation or damaged roofing letting in air.

Repair or replace?

A repair usually makes sense if the roof is relatively young and the damage is limited to one area, such as a few missing shingles or a flashing leak around a chimney. Replacement is usually smarter if the roof is near the end of its life, damage is widespread, or you've already paid for multiple repairs in the past few years.

What to do next

Get a professional inspection. Many roofers offer them for free. If the damage came from a storm, document it with dated photos and check your homeowners insurance policy before signing anything with a contractor.