If a roofer just told you that you need a new roof, you’re probably asking yourself one critical question: Can I trust this person?
It’s a fair concern. After all, roofers make their money by replacing roofs. So how can you know if they’re being straight with you—or just trying to make a sale?
The truth is, trusting a roofer can be challenging. But understanding how often you should replace your roof and what signs actually indicate it’s time for a replacement will help you make an informed decision.
In this guide, I’m going to walk you through the seven most important factors to consider when determining if your roof needs to be replaced. By the end, you’ll know exactly what to look for and how to evaluate whether your roofer is giving you honest advice.
How Long Does a Roof Actually Last?
Let’s start with the most common question: How often do you need to replace your roof?
If you’ve ever had a roofer or salesman tell you that you have a “30-year roof” or a “50-year roof,” you might think you’re set for decades. But here’s what those numbers actually mean:
Those warranty numbers refer to the manufacturer’s defect warranty—not the actual lifespan of your roof.
A standard dimensional asphalt shingle roof typically lasts between 20 to 25 years. But that lifespan can vary significantly depending on several factors:
- Your climate – Harsh sun, extreme temperatures, and regular hail storms (like we experience here in Colorado) can shorten your roof’s life
- Ventilation – Poor attic ventilation causes heat buildup that accelerates shingle deterioration
- Installation quality – A poorly installed roof won’t last as long as one installed correctly
- Maintenance – Regular inspections and minor repairs can extend your roof’s lifespan
So if your roof is approaching or past the 20-year mark, it’s time to start paying attention. But age alone isn’t the only factor.
7 Signs It’s Time to Replace Your Roof
Here are the seven key indicators that your roof may actually need to be replaced—and how to know if your roofer is being upfront with you.
1. Your Roof Is Over 20 Years Old
Age is one of the most straightforward indicators, but it’s not always a dealbreaker.
If your roof is older than 20 years and your roofer is recommending replacement, ask them to show you photos or videos that support their recommendation.
If your shingles aren’t cracking, breaking down, or allowing leaks into your house, you might be able to squeeze a few more years out of it. But if you’re seeing signs of wear along with the age factor, your roofer is probably right.
What to ask your roofer: “Can you show me specific areas where the shingles are failing, not just tell me the roof is old?”
2. The Shingles Are Wearing Out
Even if your roof hasn’t hit the 20-year mark, it could be wearing out prematurely. Weather and ventilation play huge roles here.
The biggest indicator of a worn-out shingle is excessive granule loss. Those granules protect the asphalt surface of the shingle. When they’re gone, the asphalt breaks down rapidly.
We’ve seen roofs with severe granule loss that were only 2-3 years old due to manufacturer defects. So don’t assume a newer roof is automatically fine.
Other signs of shingle wear include:
- Cracks or blisters – Often a sign of poor ventilation
- Edges falling apart – You’ll see exposed fiberglass reflecting sunlight
- Curling edges – Indicates the shingles are past their usable lifespan
If your roofer shows you photos of these problems spread across your entire roof—not just isolated areas—and recommends replacement, they’re probably giving you good advice.
What to ask your roofer: “Is this problem isolated to one area, or is it widespread across the entire roof?”
3. Your Shingles Are Too Brittle
If your shingles have lost their flexibility and become brittle like crackers, it may be time to replace your roof.
Here’s why this matters: When shingles are brittle, even simple repairs become complicated and expensive.
As a roofer tries to remove damaged shingles in one area, the surrounding shingles crack and break. They end up “chasing” damaged shingles up the roof, turning a small repair into a much larger project.
Now, I’m not saying that one leak or one repair means you need a whole new roof. But if your roof has a pattern of needing regular repairs and those repairs are challenging or expensive because of brittle shingles, replacement may be the smarter financial decision.
What to ask your roofer: “If we do this repair, what’s the likelihood we’ll need more repairs soon because of the shingle condition?”
4. The Shingles Have Lost Their Sealant
Asphalt shingles have a seal strip that bonds them together. If you have a widespread problem of unsealed shingles across your roof, that’s a strong indicator you may need a replacement.
Shingles can lose their seal for several reasons:
- Wind damage – A severe windstorm can separate shingles, and they may never reseal on their own
- Installation issues – If it was too cold during installation, the seal strip may not have activated properly, and wind could have blown dust or dirt between the shingles
- Manufacturer defect – Poor-quality seal strips or old inventory can prevent proper sealing
If your roofer shows you that shingles all over your roof aren’t sealed, they’re probably right to recommend replacement.
What to ask your roofer: “Is this a localized problem or something affecting the entire roof?”
5. You Have Leaks in Several Areas
A leak here and there isn’t necessarily a reason to replace your entire roof. But if leaks are a pervasive problem in multiple areas, there may be deeper issues at play.
Long-term leaks can cause damage to your roof decking, which may also need replacement. At some point, you need to run the numbers:
- Will comprehensive repairs of multiple leaking areas cost nearly as much as a full replacement?
- Will the cost of multiple repairs over the next few years approach the cost of a new roof?
If the answer to either question is yes, replacement is probably the smarter investment.
A conscientious roofer will help you think through these financial considerations. If they’re recommending replacement instead of repairs after running the numbers with you, they may be doing you a favor.
What to ask your roofer: “Can you break down the cost of repairs versus replacement so I can see the comparison?”
6. You Have Hail Damage
This is where things get complicated—and where trust becomes especially important.
Not all hail damage means you need to replace your roof. We’ve seen roofs with hail damage that have lasted well over 10 years with no problems or negative consequences.
But many roofers will tell you that any hail damage means you need a replacement, especially if they know you’re planning to file an insurance claim.
Here’s what you should consider:
- How severe is the damage? Ask your roofer to show you photos. Do the hail bruises penetrate down to the fiberglass mat, or are they just superficial?
- How large are the bruises? Are they pin-sized or quarter-sized or larger?
- Is this your forever home? If you plan to stay long-term and the damage is minor, you may not need to do anything
- Will your insurance cover it? And what will your share of the costs be?
- Do you want a claim on your record? This can affect future insurability
If the hail damage is superficial or small, your roof will likely perform just fine for many more years.
What to ask your roofer: “Can you show me close-up photos of the hail damage and explain how it will affect my roof’s performance over time?”
7. Your House Is For Sale
Here’s the wildcard that can override everything else: If your house is on the market, even minor roof issues can become major problems.
If there’s any kind of storm damage or roof wear, there’s a very strong chance it will show up in the buyer’s home inspection report. And there’s an equally strong chance the buyers will ask you to address it before closing.
We’ve seen this happen dozens of times. Even if the hail damage is minor or the shingles have a few more years of life left, you may have to replace the roof to complete the sale.
If your house is for sale and any of the previous six conditions exist, be prepared: you’ll probably need to do something about it.
What to ask your roofer: “If I’m selling my home, what will a home inspector likely flag, and what are my options?”
The Bottom Line: How Often Should You Change Your Roof?
So, how often do you need to replace your roof?
The honest answer: It depends.
It depends on your climate, your roof’s ventilation, the quality of the installation, and how well you’ve maintained it. Most asphalt shingle roofs last 20-25 years, but some need replacement sooner—and some can last longer.
What matters most is that you’re making an informed decision based on evidence, not just a roofer’s word.
How to Know If Your Roofer Is Being Honest
Here’s my advice for evaluating whether your roofer is giving you straight answers:
✅ Ask for photo or video evidence of the problems they’re describing
✅ Ask whether the problem is isolated or widespread across your roof
✅ Ask them to explain the financial tradeoffs between repair and replacement
✅ Ask how the problem will affect your roof’s performance over time
✅ Get a second opinion if something doesn’t feel right
A trustworthy roofer will welcome these questions. They’ll take the time to educate you, show you evidence, and help you understand your options without pressure.
Need an Honest Roof Assessment?
At Homestead Roofing, we believe in educating homeowners so they can make confident decisions about their roofs. We’ll show you exactly what’s happening on your roof with photos and videos, explain your options clearly, and never pressure you into a decision.
If you’re in the Colorado Springs area and want a transparent, no-pressure roof inspection, contact us today. We’ll help you figure out whether it’s actually time to replace your roof—or if you’ve got more life left in it than you think.
