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When it’s time to sell your house, chances are your roof isn’t one of the first things that come to mind. But while you may not give it much thought, a bad roof can be a major deal breaker to home buyers.

That’s because house hunters know that roofs come at a premium. And if your roof life is nearing its end, they won’t want to pick up the tab.

But don’t fret. If you do have to replace your roof before you sell your house, you can see a higher resale value to offset that cost.

So what signs should you look for? Here are 8 telltale signs you need a new roof.

1. Shingles Are Curling, Missing, Cracked, or Buckling

Like anything else, shingles are going to eventually show their age. A worn, tattered looking roof is a surefire way of telling you it’s time for a new one. 

Get a ladder to help give you a close inspection of your roof. Shingles that have reached the end of their lifespan will look cracked, buckled, or be missing completely. The corners may also be curling up.

And if you’re able to see the damage from the ground, you know the damage is bad. It’s a good idea to not let it set too long like that before more damage can happen.

2. Shingle Granules in Guttering

As you’re cleaning out your gutters, you may notice pieces of shingle granules inside. The weathering of shingles is a normal process, so this isn’t unusual. But you want to make sure it isn’t an excessive amount of granules.

What’s considered excessive? While there’s no set amount to look for, the shingles themselves can give you clues.

Look for large, bald patches on your asphalt shingles. This is where the granules have eroded away, leaving the underlying black weathering exposed. 

If it’s only a few shingles and your roof isn’t old, you can get away with replacing only those pieces. But if the erosion covers a large area of the roof, you can bet it’s time for an entire replacement.

3. Roof Leaks

Signs of a leak doesn’t always mean you have a drippy pipe or bathroom fixture. Leaks coming in from your roof not only drip through your attic but can travel inside walls and across beams.

The only way to know for sure if your roof is leaking is to get into your attic. Look for any signs of water getting through. Especially after a heavy rainstorm or when there’s been ice damming along the roof eaves.

Signs inside the house to look for are water stains on the ceiling or wall, peeling paint or wallpaper, or mold and mildew growth.

4. Your Roof Is Old

When was the last time you had your roof replaced? The age of the roof is a big indicator on if you need a new roof, whether you’re currently having issues or not.

Roofs typically last 20 to 25 years. And that’s if it was properly installed and maintained. If there isn’t enough ventilation or there’s a layer of old shingles underneath, it’s time for a new roof.

Another way to tell is if your neighbors are replacing their roofs. Houses in a neighborhood are usually built around the same time. So if your neighbors’ roofs have reached their lifespan, chances are yours has as well.

5. You Can See Light Through Roof Boards

Another reason you should periodically check your attic is to look for any light that may be coming through your roof boards. Because if light can get in, so can water and pests.

On a bright day, go up into your attic and look for any incoming light. At the most, you should only be able to see a glow around the eaves. You should not be able to see blue sky or your neighbor’s house.

Ridge vents should also have a glow, but nothing more than that. A good pre-listing inspection can help you determine if too much light is getting into your attic.

6. You Have a Second Layer of Shingles

A lot of homeowners opt to have a second layer of shingles installed over the old layer. It’s allowed by building codes and it saves both time and money. But it’s not the best roofing answer in the long run.

That’s because the first layer is already old and rotting. And it doesn’t allow for repairs needed to the underlying roof foundation.

Plus, it adds more weight to the house’s structure. This puts unneeded stress on the rafters and absorbs excess heat which can cause premature deterioration.

So what saves time and money initially will actually cost more money in the long run. Replacing the roof now will cost more in labor to remove both layers. Plus, the roof will not last near as long, which causes a total replacement sooner than you planned.

7. Damaged Flashing or Valleys

Roof valleys are one of the most important parts of your roof. It’s the area where two roof slopes meet and funnel snow and water down into the gutters.

If shingles in the valley of your roof are missing or falling apart, it’s time for a new roof. If not, you could be setting yourself up for leaks and extended damage.

The same can be said for roof flashing. These are located around vent pipes, chimneys, and also in roof valleys. They are underlayment that keeps water from getting in.

8. There’s Been a Recent Hail or Wind Storm

Mother Nature has a way of surprising us. Sudden hail and wind storms can have damaging effects on our houses, especially the roof.

The type of damage depends largely on how severe the storm is. Driving wind storms can pry off roof shingles easily. And hailstones can cause a variety of damage depending on the size and weight of the stone, outside temperature, and the angle the stone hits the roof.

After a storm, examine your roof for missing shingles, dents, distortions, or pockmarks. Also look for fractures of the shingles themselves.

Widespread damage will call for a replacement of your roof, no matter how old or young it is.

Bring Back Your Roof Life

Don’t give home buyers a reason to say no. Bringing back your roof life will give them every reason to say yes and sign on the dotted line. 

Need help in determining if your roof needs replaced? Schedule an inspection with us! We will work with your schedule and can do a pre-listing inspection so you can confidently put your home on the market.