When Should You Replace Your Roof?

If your roof is more than 20 years old and starting to noticeably sag or leak, it may be time to replace it.

Jamie Johnson
Written byJamie Johnson
Jamie Johnson
Jamie Johnson
  • 6 years experience in personal finance writing

  • Featured on Credit Karma and Insider

Jamie is a meticulous researcher who has published 2,000+ personal finance articles. Her expertise is trusted by major brands like Bankrate and Rocket Mortgage.

Featured in

media logomedia logomedia logo
Chris Schafer
Edited byChris Schafer
Chris Schafer
Chris SchaferSenior Editor
  • 15+ years in content creation

  • 7+ years in business and financial services content

Chris is a seasoned writer/editor with past experience across myriad industries, including insurance, SAS, finance, Medicare, logistics, marketing/advertising, and many more.

Featured in

media logomedia logomedia logomedia logo

Updated October 9, 2024

Advertiser Disclosure

At Insurify, our goal is to help customers compare insurance products and find the best policy for them. We strive to provide open, honest, and unbiased information about the insurance products and services we review. Our hard-working team of data analysts, insurance experts, insurance agents, editors and writers, has put in thousands of hours of research to create the content found on our site.

We do receive compensation when a sale or referral occurs from many of the insurance providers and marketing partners on our site. That may impact which products we display and where they appear on our site. But it does not influence our meticulously researched editorial content, what we write about, or any reviews or recommendations we may make. We do not guarantee favorable reviews or any coverage at all in exchange for compensation.

Why you can trust Insurify: Comparing accurate insurance quotes should never put you at risk of spam. We earn an agent commission only if you buy a policy based on our quotes. Our editorial team follows a rigorous set of editorial standards and operates independently from our insurance partners. Learn more.

Your roof protects the interior of your house and provides insulation during the summer and winter months, so taking care of it should be a top priority. Regular maintenance can prevent damage and extend the lifespan of your roof, saving you an insurance claim. But at some point, your roof will need replacing.

As your roof is exposed to various elements like the sun, rain, hail, snow, and other debris, its materials start to break down. Delaying a roof replacement can cause structural damage, decrease energy efficiency, and hurt your home’s resale value.

Here’s a look at how long the average roof lasts and how to know when it’s time to replace your roof.

Save on Your Next Home Insurance Policy

Compare rates from the nation’s leading insurance companies

Secure. Free. Easy-to-use.
Based on 3,806+ reviews
4.8/5
Shopper Approved
ProgressiveLiberty MutualAllstate

7 signs that it’s time to replace your roof

Several situations can indicate it’s time to replace your roof. If you notice any of the following warning signs, you should contact a roofing professional for an inspection.

Your roof is more than 20 years old

The age of your roof is an easy way to determine when it’s time to get a new one. The average lifespan of a roof is 30 years, but it may need replacing sooner depending on the roofing materials used and the local climate.

Once your roof is more than 20 years old, it’s time to start thinking about replacing it. If you’re unsure of your roof’s age, you can check the local building permit.

The shingles are curled or buckling

Roofing shingles should lie flat, so if they’re curling or buckling, that’s a sign of wear and tear. Curled shingles put your home at risk for leaks and could cause other property damage. Shingle granules in the gutters and downspouts can be another sign of a problem.

The roof is sagging

A sagging roof indicates that the boards under it are beginning to rot. This is a strong sign your roof needs replacing soon. Waiting could result in further damage to your home.[1]

You have moss on your roof

Moss on your roof tiles can cause problems over time because moss holds onto moisture and increases the likelihood of water getting under the asphalt shingles. Moss can also break off and fall into your gutters, causing issues for your drainage system.[2]

If the moss growth is in its early stages, a roofing professional may be able to remove it for you.

Light is coming through your attic

If a light is shining into your attic through cracks or holes in the ceiling, you need to repair or replace it immediately. These holes will allow water to leak through your roof as well and cause serious damage.

You have leaks in your home

A leaky roof or water stain means you need to have your roof repaired or replaced right away. Ignoring the leak could cause mold and other damage to your home.

Your neighbors are getting new roofs

If you notice many of your neighbors starting to get new roofs, it may be time to replace your roof as well. Most of the homes in your neighborhood were probably built around the same time, so it stands to reason that the roofs will need replacing around the same time.

How many years should a roof last?

The average roof lasts up to 30 years, but different types of roofs can have different lifespans. Here are some of the biggest factors affecting how long your roof lasts:

  • illustration card https://a.storyblok.com/f/162273/150x150/f65ebe6b7f/recovery-and-repair-96x96-gold_023-repair.svg

    Materials

    Choosing high-quality materials for your roof will help it last longer. For example, a metal or clay roof will last longer than an asphalt roof. But even if you choose an asphalt roof, you can still extend its lifespan by choosing architectural shingles instead of three-tab shingles.

  • illustration card https://a.storyblok.com/f/162273/150x150/41b171a645/types-of-houses-96x96-orange_026-mansion.svg

    Color

    The color of your roof isn’t just about the aesthetic appeal — it can also influence its lifespan. For example, dark colors absorb more light, causing them to expand and then shrink, so the materials begin to crack.

  • illustration card https://a.storyblok.com/f/162273/150x150/280e20f2b0/jobs-and-professions-96x96-blue_003-architect.svg

    Installation quality

    If your roof was installed improperly, this can cause loose tiles, cracked shingles, or poor attic ventilation. Each of these issues can lead to roof leaks and mold accumulating in your home.

  • illustration card https://a.storyblok.com/f/162273/150x150/6fc5e2b107/jobs-and-professions-96x96-green_013-constructor.svg

    Maintenance

    Regular maintenance can also extend the lifespan of your roof. For example, cleaning your gutters and replacing broken shingles can prevent your roof from deteriorating as quickly.

  • illustration card https://a.storyblok.com/f/162273/150x150/0a25826e6f/weather-96x96-yellow_010-windy.svg

    Climate

    The climate is another major factor affecting your roof. Living in a climate with extreme weather shifts or heavy wind can cause your roof to become damaged more easily.

Cost to replace a roof

The average cost of replacing a roof is $9,460, and most homeowners pay between $5,860 and $13,150.[3] The exact cost depends on the size of your roof, the materials used, your location, and the company or contractor.

The higher the square footage of your roof, the more you’ll pay to replace it. Asphalt roofs are some of the least expensive to replace and cost anywhere from $5,800 to $20,000. Meanwhile, a wood shake shingle roof costs somewhere between $16,000 and $27,000 to replace.

Your location is also a significant factor since local labor rates and material prices affect how much you pay. And certain climates may require installing a more durable — and more expensive — type of roof to withstand the weather.

Does home insurance cover a new roof? 

Your roof is covered under the dwelling protection of your homeowners insurance policy, so your insurance company may cover a replacement if a covered peril damages your roof. For example, if a lightning strike causes a tree to fall through your roof or high winds rip off some of the shingles, your policy will likely cover the costs to repair or replace your roof.

But standard home insurance doesn’t usually cover damages caused by normal wear and tear or poor maintenance. If your roof is old and needs replacing, you’ll probably have to pay for it out of pocket. You should always review your policy to understand your specific coverage details and limitations.

Find Cheap Home Insurance Near You

Check quotes from 100+ top insurance companies

Secure. Free. Easy-to-use.
Based on 3,806+ reviews
4.8/5
Shopper Approved
ProgressiveLiberty MutualAllstate

Roof repair vs. roof replacement

If you’re trying to decide whether to repair or replace your roof, you should consider your roof’s age and the extent of the damage. 

For example: Your roof is less than 10 years old and has minor damages, like a few missing shingles. In that case, a roofing company could probably repair the problem fairly easily. In comparison, if your roof is more than 20 years old and has extensive issues like leaks or structural damage, a full roof replacement makes more sense.

You should also consider the extent of the damages. Are they confined to a small area, and the rest of the roof is in good condition? Or are there leaks throughout your roof, and does the entire structure appear to be sagging? It’s always a good idea to consult a professional roofing contractor to evaluate the condition of your roof.

When to replace roof FAQs

Replacing your roof can be expensive, and unfortunately, homeowners insurance doesn’t always cover it. But if the damages are severe enough, replacing it is the best way to protect your investment in your home. Here’s some additional information to consider.

  • How do you know when a roof needs replacing?

    Your roof may need replacing if it’s more than 20 years old, is sagging, or the shingles are starting to curl. And if many of your neighbors are starting to replace their roofs, this may be an indication you should as well.

  • Why is it important to replace your roof?

    Replacing your roof protects your home from water damage and structural problems. Putting off this task could lead to more problems and costly repairs in the future. It could also lower your home’s resale value.

  • What time of year is best to replace a roof?

    Fall is generally the best season to replace your roof since the temperatures are mild. Extreme weather temperatures could make it harder for the materials to settle properly.[4]

  • How do you know when a roof is bad?

    Frequent leaks, curled or cracked shingles, sagging areas, and moss are all signs of a bad roof. If your roof is more than 20 years old, that’s another sign it’s nearing the end of its lifespan.

  • When should you replace your roof instead of repairing it?

    You should replace your roof if it’s more than 20 years old, starting to sag, or is leaking. Replacing it will likely be more cost-effective and ensure your home has protection against the elements.

Sources

  1. Westfall Roofing. "9 Signs It’s Time to Replace Your Roof."
  2. Abbey Roofing. "Moss on Roof Tiles: Is It a Problem?."
  3. Angi. "How Much Does Roof Replacement Cost? [2024 Data]."
  4. CWC Roofing. "The Best Time of Year to Replace Your Roof."
Jamie Johnson
Jamie Johnson

Jamie Johnson is a Kansas City-based personal finance writer whose work has been featured on several of the top finance and business sites in the country, including Insider, Credit Karma, Bankrate, Rocket Mortgage, Fox Business, Quicken Loans, and The Balance. For the past six years, she's dedicated more than 10,000 hours of research and writing to more than 2,000 articles about personal finance topics.

Chris Schafer
Edited byChris SchaferSenior Editor
Chris Schafer
Chris SchaferSenior Editor
  • 15+ years in content creation

  • 7+ years in business and financial services content

Chris is a seasoned writer/editor with past experience across myriad industries, including insurance, SAS, finance, Medicare, logistics, marketing/advertising, and many more.

Featured in

media logomedia logomedia logomedia logo

Compare Home Insurance Quotes Instantly

Secure. Free. Easy-to-use.
Based on 3,806+ reviews
4.8/5
Shopper Approved
ProgressiveLiberty MutualAllstate

Latest Articles

View all