Roof guide
Repair or replace? Six signs to check
Most roof problems show up somewhere you can see them before they get expensive. Here is what to look for, where to look, and which signs usually point to a repair versus a new roof.
The short answer
A roof that is still fairly young, with damage in one spot, can usually be repaired. Damage spread across the roof, or a deck that has gone soft, usually means a new one.
A repair usually covers it when
- The damage is in one area, like a few lifted or missing shingles
- A leak traces back to one spot, such as flashing around a vent or chimney
- The decking underneath is still solid
- The rest of the shingles still lie flat and hold their granules
It is usually time for a new roof when
- Shingles are curling, cracking or going brittle across whole slopes
- You see a dip or sag in the roofline from the street
- Leaks keep coming back after repairs
- Water has rotted the decking in more than one place
Six signs to check
Each one says where to look. None of them needs a ladder.
- 01Attic
Attic leaks
Water stains or damp spots on the rafters and decking, or daylight showing through the boards.
What it means: Water is getting past the shingles, the underlayment or the flashing. One stain near a vent or chimney is often a repair. Stains in several places point to a wider problem.
- 02Inside
Ceiling and wall stains
Brown rings, bubbling paint or soft drywall on top-floor ceilings and the tops of walls.
What it means: A leak, or moisture trapped in the attic. Left alone it can lead to mold, so trace it early.
- 03From the yard
Damaged shingles
Shingles that are cracked, curled at the edges, missing, or lying in the yard after a storm. Gritty granules collecting in the gutters.
What it means: A few after a storm can be replaced. Curling and cracking across whole slopes means the shingles are wearing out.
- 04From the street
A sagging roofline
A dip along the ridge or across a slope, or a ceiling that sags in the attic.
What it means: The decking under the shingles may be rotting from moisture. This one is worth a call soon, and it usually means replacement.
- 05Outside walls
Blistering or peeling paint
Exterior paint bubbling or peeling, especially just under the eaves.
What it means: Moisture is getting trapped in the house, often because the attic isn’t venting. The fix may be ventilation, not shingles.
- 06From the yard
Dark streaks
Black or green streaks running down the shingles.
What it means: Usually algae, moss or lichen. It looks bad but rarely needs a new roof on its own. Ask about algae-resistant shingles if you replace.
How to check your roof safely
Stay off the roof. Everything below can be done from inside the house or with your feet on the ground.
- 1
Start in the attic
- Use a flashlight to look for stains, damp spots or daylight on the underside of the roof
- Check that vents aren’t blocked by insulation or stored boxes
- 2
Walk the rooms
- Look at top-floor ceilings and the tops of walls for stains or bubbling paint
- Check around skylights and chimneys inside the house
- 3
Walk the yard
- Look for shingle pieces, flashing or granules on the ground and in the gutters
- Check gutters and downspouts for sagging or leaks
- Look under the eaves for rot or signs of animals
- 4
Step back to the street
- Look for dark patches, missing shingles or a dip in the roofline
- Binoculars help you see the shingles up close without climbing
Keep an eye on it
Know how old your roof is
If you didn’t put it on, check your home inspection report from when you bought the house.
Check twice a year
Once in spring and once in fall, using the steps above.
Check after big storms
After high wind or hail, look as soon as it is safe to go outside. Stay clear of downed lines and damaged trees.
Watch the neighbors
Homes on your street were likely built around the same time and see the same weather. If they are getting new roofs, take a look at yours.
Damage from a storm?
Hail, wind and fallen limbs are a different conversation, because your insurance may be involved. Start with a free storm-damage inspection before you call your insurer.