Not every roof problem requires a full replacement. A missing shingle after a windstorm, a small flashing leak around a chimney, or a few cracked shingles can often be repaired for a few hundred dollars. But there comes a point where patching is throwing good money after bad — and a full replacement is the smarter investment. Here are the seven signs our inspectors look for when evaluating whether a NJ home needs repair or replacement.
Sign #1: Your Roof Is Over 20 Years Old
Standard 3-tab asphalt shingles have a 15-20 year lifespan in New Jersey's climate. Architectural shingles last 25-30 years. If your roof is approaching or past these milestones, it has used most of its protective life. Even if it looks acceptable from the ground, the underlayment, flashing, and decking underneath may be deteriorating. A roof that is "getting by" at 22 years is likely to fail dramatically during the next major storm.
Sign #2: Shingles Are Curling, Buckling, or Cupping
Healthy shingles lie flat against the roof. When they start curling at the edges (cupping) or buckling in the middle, it means the adhesive strip has failed and the shingle material itself is drying out and losing flexibility. This is a sign of systemic age-related deterioration, not isolated damage. Once curling is widespread across several areas, individual repairs cannot restore the roof's ability to shed water effectively.
Sign #3: Excessive Granule Loss in Gutters
The colored granules on asphalt shingles are not just cosmetic — they protect the asphalt from UV radiation and impact. Some granule loss is normal on new roofs (excess from manufacturing). But if you are finding significant amounts of granules in your gutters after rain, or if you can see dark patches on your roof where granules have worn away, the shingles are nearing end of life. Without granule protection, the exposed asphalt degrades rapidly — often within one to two years.
Sign #4: Sagging Roof Deck
A sagging roofline is the most serious warning sign. It means the structural decking (plywood or OSB boards) underneath the shingles has been compromised — typically by prolonged moisture exposure, rot, or inadequate support. Sagging will not fix itself, and it gets worse over time. This is a safety concern that requires prompt attention. A new roof on a sagging deck also requires structural repairs before new roofing can be installed.
Sign #5: Multiple Active Leaks
A single leak around a chimney or pipe boot can usually be repaired by replacing the flashing. But when you have leaks in multiple locations — especially in the middle of roof fields where there are no penetrations — it indicates widespread underlayment failure. The underlayment is the last line of defense under the shingles, and once it fails in multiple spots, the entire roof system is compromised. Patching one leak while three more develop is not a winning strategy.
Sign #6: Daylight Visible Through the Roof Boards
Go into your attic on a sunny day and look up. If you can see pinpoints of daylight coming through the roof boards, water is getting through too. Small pinholes mean the decking has deteriorated to the point where it is no longer a solid barrier. This test also reveals areas where boards may be warped, have dark water stains, or feel soft when pressed — all signs of advanced deterioration that a surface repair cannot address.
Sign #7: Rising Energy Bills Without Other Explanation
Your roof is a critical part of your home's thermal envelope. When roofing materials deteriorate, they lose their ability to reflect heat and the gaps allow conditioned air to escape. If your heating or cooling bills have been climbing steadily and you have not changed your usage patterns, your aging roof could be a contributing factor. A new roof with proper ventilation and modern underlayment can noticeably improve energy efficiency.
When Repair Is Still the Right Choice
Not every problem means replacement. Here are situations where a targeted repair makes sense:
- Your roof is under 15 years old and damage is limited to a specific area (storm damage, fallen branch)
- Only a few shingles are missing or damaged and the surrounding area is in good condition
- A leak is isolated to a single flashing point (chimney, pipe boot, skylight)
- You need to buy time before a planned replacement within the next 1-2 years
What to Do Next
If you have noticed any of these signs, the smartest next step is a professional inspection. We offer free roof inspections throughout Bergen, Essex, Hudson, Passaic, and Union Counties. Our inspector will assess your roof's condition, document any issues with photos, and give you an honest recommendation — repair or replace — along with a written estimate.
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