Not every roof problem means replacement — but ignoring the warning signs gets expensive fast. Here are the signs NJ homeowners should watch for.
Signs you may need a new roof
- Age: asphalt roofs last 25–30 years. If yours is in that range, plan ahead.
- Curling, cupping or clawing shingles.
- Bald spots / granules in the gutters — shingles are wearing out.
- Missing shingles after storms, especially in clusters.
- Daylight or sagging in the attic — a structural warning sign.
- Water stains on ceilings or in the attic.
- Moss or rot holding moisture against the roof.
- Failing flashing around chimneys, valleys and vents.
- A "patchwork" roof that's been repaired many times.
- Rising energy bills from poor attic ventilation.
Repair vs. replace
A repair makes sense when the roof is relatively young, the damage is localized (a leak, a few missing shingles, flashing), and the rest of the roof is sound. Replacement makes sense when the roof is near end of life, damage is widespread, or you're patching the same roof repeatedly.
Get a free inspection before you decide
The only way to know for sure is a professional inspection. Lightning offers free, no-pressure roof inspections across New Jersey and will tell you honestly whether you need a repair or a replacement — not whatever costs the most. Book a free inspection.
What each symptom actually means
- Granules in the gutters. Normal in the first months after installation, a problem afterwards. Heavy granule loss means the mat is exposed and UV is now working on the asphalt directly.
- Curling or cupping edges. Usually a ventilation problem before it is an age problem — an attic running hot cooks shingles from underneath.
- Bald patches and dark streaks. Streaking is algae and is cosmetic; bald patches are not.
- Nail pops. Deck movement. Each one is a hole in the roof surface.
- A sagging line along the ridge or between rafters. Stop reading and get it looked at — that is structural, not cosmetic.
- Stains on upstairs ceilings, especially near an exterior wall. Very often flashing or an ice dam rather than the field of the roof.
- Daylight through the roof boards from inside the attic. Unambiguous.
Repair or replace
Repair makes sense when the roof is under about fifteen years old, the damage is localized, and the rest of the surface still has granule coverage. Replace when the shingles have lost granules across whole slopes, when you are on your third repair in two years, or when there are already two layers up there — patching a two-layer roof is money spent on a roof that has to come off soon anyway.
How old is the housing where you live?
| County | Median home built | Share built before 1980 |
|---|---|---|
| Union | 1955 | 81% |
| Essex | 1956 | 77% |
| Bergen | 1960 | 73% |
| Camden | 1960 | 80% |
| Passaic | 1960 | 76% |
| Salem | 1962 | 74% |
| Hudson | 1965 | 65% |
| Mercer | 1965 | 58% |
| Monmouth | 1966 | 65% |
| Middlesex | 1968 | 59% |
| Cumberland | 1970 | 69% |
| Morris | 1970 | 61% |
| Atlantic | 1973 | 57% |
| Sussex | 1973 | 61% |
| Hunterdon | 1974 | 63% |
| Somerset | 1974 | 57% |
| Burlington | 1975 | 58% |
| Cape May | 1976 | 53% |
| Gloucester | 1976 | 58% |
| Ocean | 1976 | 55% |
| Warren | 1976 | 58% |
American Community Survey 2024 five-year estimates, averaged across each county's municipalities. A roof laid on a house from before 1980 is usually on its second or third covering.