Most asphalt shingle roofs in New England last 20 to 25 years — but nor'easters, ice dams, and constant freeze-thaw cycles can shorten that considerably. Knowing when to stop repairing and start planning a replacement can save you thousands in water damage. Here are the five signs we look for on every inspection.
First: shingle condition. Curling edges, cupped tabs, bald spots where granules have washed away, and shingles cracking at the corners all mean the material itself is at end of life. Check your gutters — a heavy buildup of granules is your roof telling you it's wearing out. Second: age. If your roof is past 20 years and neighbors with same-era homes are replacing theirs, yours is running on borrowed time.
Third: repeated leaks in different spots. One leak around a chimney is a flashing repair. Leaks that show up in new places after every storm mean the whole system is failing. Fourth: a sagging roofline or spongy feel underfoot — that points to deteriorated decking that needs to be addressed before it becomes structural. Fifth: daylight or moisture in the attic. If you can see light through the boards or find damp insulation, water is already getting in.
A full replacement sounds daunting, but done right it's a one-to-two-day project for most homes — and it resets the clock on your biggest weather barrier with modern materials: ice and water shield, synthetic underlayment, architectural shingles, and proper ridge ventilation. Pro Home Exterior Corp provides free, no-pressure roof assessments across the Merrimack Valley and southern New Hampshire. New clients get $500 off — call (603) 479-4831.