Signs you need a new roof.
Most of these you can check from the ground without climbing anything. If three or more show up on your roof, book a free inspection before the next storm season.
Nine checks, ground level.
Curling or cupping shingles
Edges lifting or tabs curling under means the shingles are at the end of their life. A few are cosmetic; a whole slope of them is not.
Granule loss everywhere
Check the gutters. Granules washing off in handfuls after every rain mean the asphalt layer is wearing through. Some grit is normal; piles of it are not.
Daylight in the attic
From the attic floor, look for light showing through the sheathing. Light in many places is a failed deck; one pinprick may just be a flashing.
A leak in more than one room
Water showing up below two different ceilings means water is travelling through the system, not a single flashing failure.
Sagging roof decking
A wavy or spongy-looking plane under your feet from the attic means soft decking. This is structural, not cosmetic.
Moss or plants growing on the roof
Moss holding moisture against the shingles shortens their life. Green growth across whole planes is common in shaded Fraser Valley roofs.
Missing or damaged flashings
Rusted or lifted metal at chimneys, skylights and valleys lets water in behind the shingles. Flashings are repairable; missing ones repeat.
Your roof is past its expected life
Asphalt shingles past 18 to 20 years in our climate are living on borrowed time, whatever they look like from the driveway.
You're planning to sell
A roof past its life shows up in inspections and appraisals. Replacing before listing buys you the warranty transfer and the appraisal value.
Ground-level check, no ladder needed.
- From the driveway: look up at the slopes. Do shingles lie flat, or do edges lift?
- In the gutters: a few granules are normal. Piles of grit after every rain mean the layer is done.
- Count your leaks: one leak in one place is usually repairable. Leaks in multiple rooms point to system failure.
If three or more signs check out, book a free inspection. We'll tell you honestly whether it's a repair or a replace, with photos and numbers, no obligation.
Can I check these signs myself without climbing on the roof?
How much does a new roof cost in the Fraser Valley?
My roof is 15 years old and looks fine. Should I replace anyway?
What does a new roof warranty cover?
See the signs? Book a free inspection before the next storm.
A real conversation with a local roofer. No pressure and no obligation, just honest advice about your roof.
Related: repair or replace? · replacement costs in BC · leak first steps · replacement service