Is your Bay Area roof looking a little worse for wear? Have you lost a few shingles or had a leak repaired more than once? Then, it might be time to plan for a roof replacement.

7 Signs It’s Time To Replace Your Roof

The average asphalt shingle roof lasts about 25 years or so. A well-maintained roof may last even longer. However, homeowner’s insurance carriers have become increasingly strict about what they will and won’t pay for, so you may find that your 20+ year-old roof is no longer covered, making a replacement worth the investment.

Here are seven sure signs your roof is due to be replaced.

It’s nearing the end of its roof life expectancy

Every roofing material has its own “life expectancy.” When you’re reaching the end, it’s time to start saving and getting quotes from local roofers. Here is a list of average lifespans for roofs based on materials:

• ​​Composition Shingles: 12-20 years. 
• Asphalt Shingles: 15-30 years. 
• Wood Shingles: 20-25 years.
• Metal Roofs: 40-70 years

Again, the most extended reaches of those spans are when things start to go wrong. And as a result, insurance companies may raise premium rates or refuse to insure roofs that are past a certain point in their lifespan. Failure to prove you’ve had your roof inspected or maintained by a licensed contractor also affects premium prices. Contact your insurance carrier to learn more about their policies, as that may affect the timing of when you replace the roof.

Obvious signs of water damage in the attic or upstairs ceilings

Minor spotting or evidence of moisture issues here and there may not be a problem, especially if they were repaired immediately. If there are large areas of water damage or roof leaks continue to erupt, it’s time to replace the roof.

The most common signs of water damage or leaks are:

• Discoloration on ceilings or where ceiling/wall connections
• Sagging or bulging sections of the ceiling
• Brown, yellow, grey, or black water staining (the black/grey may also indicate mold)
• Missing shingles
• Signs of water damage around other roof penetrations (vents, pipes, chimney, mechanical equipment, etc.)

Replacing the roof due to excessive water damage also protects the home’s structural integrity and minimizes further development of mold or mildew.

The roof is sagging

Can you see evidence of sagging or bowing? That is a sure sign you need a new roof. Typically, this type of sagging indicates water damage and structural rot in the roof deck, and more damage is soon to follow. Look at your house from across the street. A healthy roof has perfectly straight lines without any sags or bows.

The roof or attic is full of mold, algae, or mildew

Does your house have a mold problem? This could be due to other things – like insufficient attic insulation and ventilation or an unaddressed plumbing leak. However, if the mold or mildew seems to grow most in the attic or upstairs ceilings near the roofline, it may mean it’s time for a new roof.

If moss or algae are growing directly on the roof, tread carefully. Schedule an inspection from a roofing professional and have it checked out. This doesn’t necessarily mean you need a new roof, but the moss/algae must be removed immediately, or they’ll do damage that does lead to replacement. Also, if the roofing materials below the mold/algae are compromised, it could mean replacement.

Shingles that curl or buckle

Occasionally, a strong wind or damage from falling debris could dislodge shingles on a healthy roof. If the roof has multiple shingles missing or shingles are curled or buckled, it says something different. In most cases, curling or buckled shingles have detached, or their fasteners have corroded. Either way, they all need to be replaced.

Missing shingles

As mentioned above, a missing shingle here and there doesn’t mean a roof needs replacing. However, those shingles need to be replaced ASAP. If multiple shingles are missing, the question is why? In most cases, multiple missing shingles, or several areas of missing shingles, indicate a roof at the end of its life span.

An inspection report or roofing inspection recommends you replace your roof 

Did you recently schedule a roof inspection that resulted in a recommendation for replacement? If you doubt the results, schedule a second opinion with another local licensed roofing company and see what they say. If a second and third opinion verifies the original recommendation, you can bet the roof needs to be replaced.

Do You Suspect Your Roof Needs To Be Replaced?

Does your roof demonstrate any of the above signs, or has an inspection yielded a roof replacement recommendation? Schedule an appointment with Central Bay Roofing. We provide free, no-obligation estimates and have provided trusted, high-quality roof repairs and replacements since 1978.