Guide
Signs your roof is finished
A roof that needs replacing usually shows four or five separate small symptoms before it shows one large one.
Get it looked at
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Shingles that curl, cup or go brittle
Look along the roof from the ground at a low angle rather than straight on. Edges that lift, corners that curl upward and a surface that no longer lies flat all mean the material has lost its flexibility. Brittle shingles crack when walked on, which is why contractors stop wanting to walk them.
Granules in the gutter
The granules are the sunscreen. Losing them in volume means the asphalt beneath is being cooked directly, and from that point the roof ages in years rather than decades.
Daylight or damp in the attic
The attic tells the truth earlier than the ceiling does. Staining on the underside of the deck predates any stain you will see downstairs by a long way.
Sagging along a line
Straight lines going wavy means something underneath has softened. That is no longer a roofing question with a cheap answer.
Repeated repairs in different places
One leak is an event. Three leaks in three different areas inside two years is a pattern, and the pattern means the covering has reached the end of its service life rather than suffered a specific failure.
The age on the paperwork
Age alone is not a reason to replace. Age plus any one of the symptoms above usually is.
In short
If two or more of these apply, get somebody to look at it and give you a remaining-life number in years. That single number turns the decision from a worry into arithmetic.
Related questions
Should I take the cheapest quote?
Only if it is the same roof. Most large gaps between quotes are scope gaps. Ask the cheapest contractor which of the other quotes items they have left out, and why.
How long does a re-roof take?
Two days is typical for asphalt. Add days for steep pitch, multiple layers to strip, tile work, or a roof with a lot of valleys and penetrations.
How much deposit is normal?
Ten to thirty per cent is ordinary, and is often used to order material. A demand for full payment up front is a reason to walk away.