How do you know when to replace your roof, whether shingle or metal?
Short answer. It is time to replace a roof when its condition, not just its age, shows the covering can no longer keep water out reliably: widespread wear on shingles, or rust-through, failing seams and loose panels on metal. Age tells you when to start looking closely, and a storm can force the decision at any age.
Three decision points
- An age threshold. Around 15 years for 3-tab, 20 for architectural shingles, 25 for exposed-fastener metal. Not a deadline, a cue for a closer look.
- Condition across the roof. One bad spot is a repair. The same wear on several slopes is replacement territory.
- An event. A hailstorm, a tree strike or high wind can raise the question early, and may bring insurance into it.
Shingle roofs: what to look for
- Bare patches where granules are gone, especially on south and west slopes.
- Curling, cupping or cracking on more than a few shingles.
- Recurring leaks in different places, or daylight and stained decking in the attic.
Metal roofs: what to look for
- Rust that has gone through the coating into the steel, not just surface staining.
- Panels that have shifted, loosened or lifted at the seams or edges.
- On exposed-fastener roofs, leaks along screw lines even after the screws were replaced.
- Paint failure across the roof, which can sometimes be handled with a coating rather than replacement.
Before deciding
Get the roof inspected with photos and compare repair and replacement honestly. If storm damage is involved, an insurance claim may cover replacement less your deductible, depending on the policy. See signs you need a new roof and metal roofing in Georgia.