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How Often To Replace Your Roof

how often to replace roof

How often should you replace your roof?

There are some signs you should look out for when considering to replace your roof. We will go over common wear and tear that you should look out for, and some things to consider when you are deciding whether or not to replace your roof. This can be a big investment in your home and should be considered carefully weighing out all of the options before making a choice. Unfortunately, most people do not think about their roof until there is a problem or it has a leak.

Regular maintenance is key!

Regular roof inspections, typically twice a year, is recommended to help your roof last for the long run. Regular maintenance is always cheaper than ignoring your roof and needing to replace it. If you are experiencing a leak, we recommend you check out our how to spot a leak blog for more information.

Things To Consider When Looking To Replace Your Roof

How old is your current roof, and what kind of repairs have been done to it?

Is your roof currently over 20 years old? What kind of materials were used when it was replaced last? What was the quality of the repair/replace that was done? Did they install shingles on top of the old ones, or was it a new replacement? These are all good questions you should ask yourself when considering the age, quality, and life left on your roof. A paper trail of repairs will always tell you more about what you should do based on the current age of things.

According to US News, typically your metal roofs should last around 50 years, cement shingles 25 years, and asphalt shingles around 20 years. These are general guidelines, but should not be considered a hard rule when looking to replace your roof. This can be significantly more or less depending on how well you take care of your roof.

The first place you should look is your attic!

Most people would think the exterior of your home is where you should look first, but the attic will tell you a lot of what you need to know about your roof. When considering replacing your roof, we need to look inside your attic to see how well it is currently doing its job.

man checking attic to replace roof

When looking inside your attic you should look for:

  • Obvious water drips if it is currently raining
  • Darker spots/mold/water damage
  • Light spots from holes in your roof
  • Checking the perimeter of your house for holes
  • Dark spots in your insulation from water
  • Looking for signs of animals such as squirrels or raccoons (as they may cause damage entering and living in your attic)

There are a plethora of reasons water may enter your attic, but it is important to start here to get a feel of what is getting into your home, as we need to know how well your current roof is holding up.

Check your shingles

Are their obvious signs of wear and tear on your roof? Do you have shingles missing? Are there any holes up there? These are signs of a roof that will need repaired or replaced. While you are at it, you should look in your gutters. If there are a lot of shingle granules sitting in your gutters, it may a sign of a roof that is near the end of its life. These are all things to consider when evaluating to replace your roof.

Wood Rot

Does your roof current bow in or have parts that sag? This is an immediate sign that you should replace your roof. The last thing you want is for your roof to collapse on you in the middle of a storm. Wood rot can be dangerous for your home as a roof that is sagging is more a ticking time bomb and should be replaced as soon as possible.

Flashing and Seals

How are your current flashing and seals on the roof holding up? You should check around common roof items such as your plumbing pipe, chimney, satellite mounts, etc. Depending on what is on your roof, you will need to look at how well the seals and flashing are holding up. Sometimes your leak may be as simple as fixing the seal or redoing some flashing; which is significantly cheaper than replacing the roof.

Do You Have Moss Build Up?

Moss or green build up on your roof is a sign of moisture being trapped somewhere. You should take a stiff brush to remove any unwanted moss from your roof, but also keep in mind that you need to address any underlying issues. Because, if left uncheck, your moss will return.

Cost Is A Factor

Cost to replace your roof should play a part in your decision to replace your roof. If you have a $100 repair for your roof, you would never replace the whole thing. But if it is an obvious quick fix, you would just have it fixed. If you have multiple issues on your roof that will cost just as much to replace the roof as it would to fix, then it becomes an obvious choice to replace your roof. Where things get more complicated is when you have compounding issues on your roof and their relative cost to repair.

You should consider carefully your current financial situation, how much the repairs will cost, and how much the roof replacement will cost. You need to figure out what is best for your current situation. Did the damage happen during a storm? You could potentially get the repairs or replacement of your roof covered by insurance. We wrote a blog about how to get a new roof from insurance if you want to learn more.

Age Of Your Roof And Value Of Replacement


You should consider the age of your roof when considering to replace it. If you have a lot of damage that needs repaired, and your roof is over 10 years old, and the cost is within your realm of comfort(whether insurance is covering this or not); it may be time to consider replacing the roof. Especially when the roof is closer to 20 years old. But again, this changes depending on your materials.

If you have a metal roof, this number may be closer to 50 years. Consider the material your roof was made of, how well the last replacement was done, and when it was done. From here you can try to figure out the value of a new roof. The roof makes up 50% of your exterior, so this will add curb appeal to your home. If you constantly must repair the roof, there is value in your time. A new roof will not need any repairs for quite some time if properly maintained.

How To Decide

Ultimately, with replacing your roof, it is usually the cumulative damage, age of the roof, cost of repairs/replacement, & value/benefit of a new roof. When you take a wholistic approach to evaluating if you should replace your roof. You will find out more often than not, that the answer will become clear. Everyone’s situation is unique, but after reading this it should become more apparent to you for how often you should replace your roof. If you are still unsure, or have any questions feel free to reach out! We are more than happy to help you through this process. We also offer free inspections to give you a professional opinion on your roof.