Every roof wears out. Knowing the early signs of an aging roof helps you plan instead of being surprised by a leak.
A good first step is a roofing file. Keep the date your roof was installed, plus any repair and maintenance records. It helps you track how old the roof is and what’s been done.
How long roofs last
Shingle roofs usually last 20 years or more. Some fail at 10 to 15 years. On tile roofs, the tile itself lasts a long time, but the underlayment under it usually wears out first. Most tile roofs need their first repairs around 15 to 20 years.
Signs of an aging shingle roof
Bald patches
Shingles are coated with granules that protect them from the sun. Losing a few is normal. As shingles age, more granules come off and bald patches start to show.
Cracks
Without granules, the sun wears on the shingle directly. Over time, cracks form.
Blisters
Blisters form when moisture gets trapped inside a shingle. They can pop and leave an opening for water. Shingles with blisters should be replaced. See shingle roof repair.
Signs of an aging tile roof
- Broken or slipped tiles
- Gaps along hips and ridges
- Drainage channels and valleys full of debris
- Leaks around walls, chimneys, skylights or pipes
Many of these can be fixed. When the underlayment is worn out across the roof, the fix is new underlayment. Learn more about tile roof underlayment replacement.
Monarch roofs
Some homes have “Monarch” roofs. These are lightweight tiles screwed to a metal grid, with no plywood under them. Many are failing, and the material is hard to find. These usually need to be replaced.
Repair or replace?
An old roof doesn’t always need to be replaced. We usually recommend replacing a tile roof that is 30 or more years old with problems in many places. Some older S-tile roofs need replacing too, but many only need a tune-up. Most roof repairs cost about $2,000 to $3,000. Compare your options in roof restoration vs. replacement.
Related: Roof inspection · Roof replacement · 2027 roof replacement cost guide
Not sure how much life your roof has left? We’ll inspect it for free, take photos, and give you a written quote the same day. Call (916) 678-9786 or request a free inspection.
