10 Signs Your Roof Needs Repair or Replacement

Check from the ground first

You don't need to climb a ladder to catch most roof problems early. Walk the perimeter of your house with binoculars (or a phone camera zoomed in) a couple of times a year — ideally spring and fall — and after any major windstorm. Here's what to look for.

• 1. Missing, cracked, or wind-lifted shingles — the most common storm damage in the Puget Sound region; a repairable problem if caught before water follows.
• 2. Curling or cupping shingle edges — shingles losing flexibility at end of life; widespread curling means replacement is coming.
• 3. Moss growth — more than cosmetic in Washington: moss lifts shingle edges and holds water against the roof. Treatable early, destructive late.
• 4. Granules in gutters and downspout splash zones — heavy granule loss exposes the asphalt beneath to UV and rain, aging shingles fast.
• 5. Sagging roof lines — a dip along a ridge or plane suggests deck or structural problems; have it inspected promptly.
• 6. Dark streaks and stains — algae streaking is cosmetic, but dark patches that stay wet long after rain can mark trapped moisture.
• 7. Rusted, cracked, or lifted flashing — the metal at chimneys, walls, and valleys causes a huge share of leaks even when shingles are fine.
• 8. Water stains on interior ceilings or walls — water travels; the stain is rarely under the entry point. Act quickly.
• 9. Daylight or damp insulation in the attic — check the attic with a flashlight after heavy rain; damp sheathing or matted insulation is an active leak.
• 10. Age — a composition roof over ~18–20 years old in Western Washington is on borrowed time even if it looks acceptable from the street.

Repair or replace? A simple framework

Repair usually wins when the roof is under 15 years old and the damage is localized: a storm-damaged slope, one bad valley, failed flashing at a chimney, a worn pipe boot. These are targeted fixes that restore the roof's remaining life.

Replacement usually wins when problems are widespread — curling across multiple planes, heavy granule loss everywhere, leaks in more than one area, or repairs would cost more than a meaningful fraction of a new roof on a roof near end of life. Spending $3,000 patching a 22-year-old roof rarely makes sense.

An honest contractor will tell you which side of the line you're on. If someone recommends full replacement for a 10-year-old roof with one leak, get a second opinion.

After every windstorm

Western Washington's fall and winter windstorms are when most sudden roof damage happens. After a big blow: walk the yard looking for shingles or shingle pieces, scan the roof edges and ridge for lifted tabs, and check the attic if you suspect anything. Storm damage is typically covered by homeowners insurance — but document it with photos immediately and get a professional inspection while the evidence is fresh.

Frequently asked questions