When Repairs Aren't Enough: 11 Warning Signs
I've been on thousands of roofs over the last two decades. Sometimes a homeowner calls me out in an absolute panic over a leak, and I can fix it with a $5 tube of specialized sealant. Other times, they call me for a "routine checkup," and I have to be the bearer of bad news.
Not every problem means you need a new roof. But when multiple issues stack up, patching won't protect your home. Here are the 11 clear signs I look for to determine if a roof is finished.
1. Your Roof Is Over 20 Years Old
I've installed some amazing shingles, but Father Time is undefeated. Most standard asphalt roofs last 20–30 years. If yours is in that range, the asphalt has dried out and it's losing its protective oils.
2. Shingles Are Curling or Buckling
When I see shingles curling at the edges or buckling in the center, I know the waterproof layers are failing. Curling allows wind-driven rain right underneath.
3. Granule Loss Is Excessive
If I'm cleaning a customer's gutters and it looks like a sandbox in there, that's a bad sign. Granules protect the asphalt from the sun. Without them, the shingles bake and crack.
7. Persistent Leaks After Multiple Repairs
This is the sign it hurts me most to see. I've met homeowners who have paid the "other guy" three or four times to chase a leak across their ceiling. If you've been putting bandaids on your roof for 5 years, the underlying system is shot. You are just throwing good money after bad.
What I Tell My Clients
If you see 3 or more of these signs on your own home, it's time to call a professional. Don't go up there yourself—it's incredibly dangerous. Give us a call, and I or one of my trusted partners will come out and give you an honest, no-nonsense assessment.