When Do I Need a New Roof?

When Do I Need a New Roof?

Learn how to inspect your roof and how to fix it, when necessary

By Julie Hampton

Damaged Roof
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A roof protects your home from the weather, including rain, snow and even heat. Unfortunately, a roof doesn't last forever. Knowing when a new roof is needed can protect your home for years to come.

Time Frame

The average roof lifespan is 20 years. Several factors contribute to a roof's lifespan, including construction and installation, material and roof design.


Replacing a worn roof protects your home from more extensive damage. Roofing projects typically also offer a terrific return on investment; more than 60 percent of roof replacement costs will be recouped upon the sale of the home.

Outdoor Inspection

Look outdoors for buckling or bulging areas on the roof. Asphalt shingles will lose some of their granules or texture. Blistering and bubbling of the shingles as well as signs of algae and mold spots are additional signs the roof needs replacement.

Indoor Inspection

Look inside your home for dark ceiling spots caused by leaking roofs. Damp areas near fireplaces, chimneys and vents in the attic are signs of roof trouble. Sagging ceilings and soft wood in the attic also are signs your roof may need repair.

Repairing Vs. Replacing

Receive estimates from different contractors and ask for specifics on why the roof may need to be repaired or replaced. Repairing a roof is a feasible option to fix trouble spots if found in time. However, compare the costs of repairing and replacing a roof to make the best decision.


The average cost of replacing an asphalt roof is about $18,000. Replacement costs can reach upward of $30,000 for a metal roof and as much as $45,000 for a slate roof.

About the Author

Julie Hampton is a regular contributor to DexKnows.

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