Signs you need a new roof, and how to check safely from the ground

Stay off the roof

You don't need to climb up to spot most problems. After a storm, the National Roofing Contractors Association (NRCA) says homeowners should only inspect a roof from ground level and should never climb up to do it themselves ^[6]. NRCA also does not recommend that homeowners walk on roofs or try repairs without the right experience and gear ^[5].

Walk around your house on a clear day and look at each side of the roof. Then check the attic with a flashlight. Leave anything that needs a closer look to a roofer.

NRCA suggests checking your roof twice a year, in spring and fall, and again after a big storm ^[5].

Your roof's age

Start with the install date. Check your closing papers, permit records, or old receipts. If you can't find it, a roofer can estimate the age.

Then compare it with how long your type of roof lasts. InterNACHI, a home inspector group, lists about 20 years for 3-tab asphalt shingles and about 30 years for architectural shingles ^[1]. Fixr gives 15 to 20 years and 25 to 30 years ^[2]. Metal roofs last 40 to 80 years in InterNACHI's chart ^[1]. Hot climates wear out shingles faster ^[1].

An old roof isn't always failing. Owens Corning notes that many roofs simply reach the end of their useful life without a leak or storm damage, so age alone is a good reason to get it checked ^[3].

Curling, cracked, or missing shingles

From the ground, look along the edges of the shingles. Healthy shingles lie flat. Edges that turn up (curling) or tabs that form a cup shape (cupping) are warning signs ^[3]. NRCA says curling and splitting are evidence that asphalt shingles are wearing out ^[5].

Also look for cracked, loose, or missing shingles ^[3][4]. A few missing shingles after a storm can often be repaired. Curling across most of the roof points to an aging roof.

Granule loss and bald spots

Asphalt shingles are covered in small, sand-like granules. As shingles age, they shed them. You may see them washed out at the bottom of your downspouts, or whoever cleans your gutters may find them.

Some granule loss is normal. A brand-new roof sheds extra loose granules, and the Colorado Roofing Association says this is heaviest right after install and tapers off over several months ^[8]. Slow, even loss over many years is part of normal aging ^[7].

It is a warning sign when you see bald or dark patches on the roof where the granules are gone, or large amounts in the gutters on an older roof ^[4][9][10]. Granule loss that keeps going on a new roof for months, or that shows up right after hail, is worth a roofer's inspection ^[7][8].

A sagging roofline

Stand back from the house and look along the ridge (the top line of the roof) and the edges. They should be straight. A dip, a droop, or a wavy look can mean the boards under the shingles are weak or rotting, often from trapped moisture ^[4].

Farm Bureau Financial Services calls a droopy roof a sign of damage that needs fixing right away ^[4]. Don't go up on a sagging roof. Call a roofer to look at it soon.

What to look for in the attic

Your attic can show problems you can't see from outside. Go up on a sunny day, step only on the joists or floored areas, and bring a flashlight.

Turn off the attic light and look up. Daylight coming through the roof boards is a clear sign of trouble ^[4]. Then turn the light back on and look for dark stains on the wood, damp insulation, and mold ^[4][10]. Check again after a heavy rain, when leaks are easiest to find ^[4][10].

Water stains on your top-floor ceilings or walls can also mean the roof is leaking ^[4]. IKO, a shingle maker, notes that stains can also come from plumbing or moisture building up in the attic, so have the cause checked before you assume it is the roof ^[10].

After a storm

Hail and high wind can damage a roof that looked fine the day before. Check from the ground for missing shingles, debris, and granules piled at the bottom of downspouts ^[6][7]. InterNACHI notes that on older roofs, even marble-size hail can loosen granules ^[7].

If you see damage, take photos from the ground and call your insurance company before you sign with a roofer. Ask whether your policy pays replacement cost or actual cash value for the roof, and whether you have a separate wind or hail deductible ^[11]. Our hail damage guide covers what to look for in more detail.

Repair or replace, and what to do next

One problem in one spot can often be fixed. Fixr puts the average roof repair at $1,150, with most jobs between $400 and $1,900 ^[9]. Fixr says a repair makes sense when it costs less than half of a new roof and the roof has more than half its life left ^[9].

Replacement tends to be the better deal when your roof is over 15 years old and keeps having problems ^[9]. Several signs together, like curling across the roof, bald spots, and an attic stain, also point that way.

Your next step is a professional inspection. A roofer can get up close safely and tell you whether a repair will do. Matched Pros can connect you with up to 3 local roofers, so you can get their opinions and compare quotes for a repair or a new roof.

Questions

How do I know if my roof needs to be replaced or just repaired?

Look at age and how widespread the damage is. Damage in one spot on a newer roof can often be repaired. Fixr says replacement is often the better deal when a roof is over 15 years old and keeps having problems, or when a repair would cost more than half of a new roof ^[9].

How old is too old for a roof?

It depends on the material. InterNACHI lists about 20 years for 3-tab shingles, about 30 years for architectural shingles, and 40 to 80 years for metal ^[1]. If your roof is near those ages, have it inspected even if it isn't leaking.

Is it normal to find shingle granules in the gutter?

A small amount is normal, especially in the first months after a new roof goes on ^[8]. Heavy amounts on an older roof, bald spots on the shingles, or new granules after hail are reasons to call a roofer ^[7][9].

What does it mean if my shingles are curling?

Curling edges and cupped tabs are signs the shingles are wearing out ^[3][5]. A few curled shingles may be repairable. Curling across much of the roof usually means it is near the end of its life.

Is a sagging roof an emergency?

Treat it as urgent. A sag can mean the boards under the shingles are weak or rotting, often from trapped moisture ^[4]. Stay off the roof and have a roofer inspect it soon.

Related guides

• Hail damage on a roof: what it looks like and what to do
• How much does a metal roof cost in 2026?

Sources

1. [1] International Association of Certified Home Inspectors (InterNACHI), InterNACHI's Standard Estimated Life Expectancy Chart for Homes (undated)
2. [2] Fixr, How Much Does an Asphalt Shingle Roof Cost in 2026? (2026-01-21)
3. [3] Owens Corning, When to Replace Roofs: 7 Signs (undated)
4. [4] Farm Bureau Financial Services, 7 Signs You Might Need to Repair or Replace Your Roof (2023-07-20)
5. [5] National Roofing Contractors Association (NRCA), Tech Today: Maintaining residential roof systems (Professional Roofing, October 2013) (2013-10)
6. [6] National Roofing Contractors Association (NRCA), NRCA Urges Homeowners and Business Owners Affected by Severe Weather to Use Caution When Repairing Their Roof Systems (2021-09-07)
7. [7] International Association of Certified Home Inspectors (InterNACHI), Mastering Roof Inspections: Asphalt Composition Shingles, Part 34 (undated)
8. [8] Colorado Roofing Association, Is It Normal for a New Roof to Lose Granules? (2025-03-24)
9. [9] Fixr, How Much Does Roof Repair Cost in 2026? (2026-01-21)
10. [10] IKO, How to Know if You Need a New Roof (2026-05-13)
11. [11] National Association of Insurance Commissioners (NAIC), Rebuilding After a Storm: Know the Difference Between Replacement Cost and Actual Cash Value When It Comes to Your Roof (2021-07-22)

How we research and check our guides: editorial policy.