Five Signs Your Asphalt Roof May Need to be Replaced

At some point in time many of us will have to deal with roof problems and being able to recognize the early signs that the roof may be nearing the end of its life cycle can be beneficial in helping you budget appropriately for the time when repairs or replacement may be required.

Most asphalt roofs have a lifespan of 15 – 25 years, but this can vary significantly based on a variety of factors.

  • Type of materials used
  • Quality of workmanship
  • Weather conditions and exposure to sunlight
  • Shingle colour and pitch of roof
  • Adequacy of attic ventilation

And as such, the lifespan of your roof can be very different from the manufacturers suggested 15 – 25 years.

Identifying some of the signs that your roof may be nearing the end of its life cycle can easily be accomplished through a visual inspection from the ground using binoculars or from a ladder at the eaves.

Items to look for include:

Loss of Granules
Asphalt shingles contain a top layer of granules, which are small particles of crushed granite that help protect the shingle from the sun’s damaging ultraviolet radiation. While it is common for some granular loss on new roofs, with an older roof if you begin to find piles of grit in your gutters it’s a good sign that the roof is nearing replacement because granular loss leaves the shingles vulnerable to damage and potential leaks.

Cracking, Buckling, Curling & Blistering
If you begin to see large sections of your shingles that are buckled, cracked, deteriorated and don’t look proper, then this is a sign that your roof may be due for replacement. These problems can sometimes be attributed to inadequate ventilation of your attic space. Proper ventilation of your attic is necessary to keep air moving, and to reduce moisture levels.

Missing Shingles
One or two missing shingles that may have been blown off during high winds can easily be fixed, however if you are missing shingles in multiple locations it’s a good sign that it is needs further review from a professional


Peeling Paint or Damage on the Underside of Roof Overhangs
If you begin to see watermarks, peeling paint or visible damage on the underside of your roof overhangs, this could be a sign that your roof may have already started leaking.

Interior Ceiling Spots / Stains
Moisture spots and dark areas on your indoor ceilings can be a sign that your roof has begun to leak but it may also indicate that the flashing around vents, pipes, chimneys or skylights may need to be sealed or replaced.

A yearly inspection of your roof can help identify potential problems before they turn into big ones, so if you begin to notice any of these problems with your roof, you should contact a few different professionals to do a thorough inspection of your roof. In some cases you may be able to effectively repair certain areas, while you budget for a complete replacement, however the answer to this will be determined by the extent of the problem, the age of the materials and what your roofing professional recommends.


Blue Owl Inspections provides professional home inspections services for Vancouver and Lower Mainland.

Contact us to learn more about your home, and see what sets us apart from the competition.