8 Signs You Need a New Roof (and 3 You Don't) — Moncton Edition

A roof replacement is one of the biggest single home improvements a Moncton homeowner ever pays for. It's also one of the easiest to be talked into prematurely — or to ignore until water is dripping into the kitchen. This guide is the same checklist we walk through on every roof inspection: the eight signs that mean it's time to replace, the three signs that look bad but aren't, and the two non-negotiables that send us up the ladder immediately.

8 signs you probably need a new roof

1. The roof is over 20 years old

Age is the single best predictor in NB. Quality architectural shingles last 22–28 years; cheaper 3-tab last 12–18. If your shingles went on before 2005 and they're 3-tab, you're on borrowed time even if everything looks fine. Pull the original receipts if you have them, or ask the previous owner.

2. Heavy granule loss

Check your gutters and downspout discharge area. A few granules is normal — heavy buildup (enough to clog gutters or form sand piles where the downspout drains) means your shingles are losing their UV-protective top layer. Once that's gone, the asphalt underneath dries out and cracks within 1–3 years.

3. Curling or cupping shingles

Shingles that lift at the corners (cupping) or curl up at the edges (curling) have lost flexibility. This is a classic NB freeze-thaw casualty. Once a shingle curls, it can't reseal — every wind event lifts it further, and rain blows underneath. Curling shingles are a clear signal the roof is at the end of its useful life and a full replacement is the right call.

4. Missing shingles after every storm

Losing one or two shingles in a 100 km/h gust is bad luck. Losing shingles every time it blows over 60 km/h means the adhesive strip has failed across the roof. Replacement is the only real fix — you cannot reactivate failed adhesive selectively.

5. Multiple leak points

One leak is a warning sign; two or more separate leaks almost always means water is getting under the shingles in multiple places — the field of the roof itself is failing. Once you're at multiple leak points, every winter brings more, and patching becomes a losing game. Replacement is the right move.

6. Sagging or wavy roof line

Look at your ridge line and rafters from across the street. Any visible sagging, dipping, or "wavy" appearance is a structural issue and needs eyes on it within days, not months. Causes range from rotted sheathing (often fixable during a re-roof) to truss damage (more serious).

7. Daylight in the attic

Go into your attic in mid-afternoon and turn off your phone light. If you can see daylight coming through the sheathing or around vents, you have active gaps. Sometimes that's traced back to a single cracked vent boot — but more often, on an aging roof, it's a signal that the deck and shingles are no longer sealing properly and a full replacement is overdue.

8. Stains on upstairs ceilings

Brown rings on the ceiling or around windows on upper floors are water tracks. They might be old (a previous fixed leak) or active. Press the centre with a finger — if the drywall feels soft, the leak is recent or still happening. Either way, it's an immediate inspection trigger.

3 signs that look scary but usually don't mean replacement

Black streaks running down the roof

This is almost always algae (Gloeocapsa magma), not roof damage. It's an aesthetic issue, not a structural one. In NB's humid climate it appears on north-facing slopes especially. Treatment options range from soft-wash cleaning to algae-resistant zinc strips. Replacement isn't necessary unless you're already due for other reasons.

Moss growth in shady spots

Moss looks alarming and it does eventually damage shingles by lifting them, but small patches caught early are easily killed and brushed off. Address moss promptly; you don't need a new roof because of it unless it's been ignored for many years.

One or two ice dams last winter

An occasional ice dam usually means your attic insulation and ventilation need attention — not your roof. We see this constantly: a homeowner gets a roof quote because of an ice dam, and the real fix is air sealing and ventilation upgrades in the attic for a fraction of what a re-roof would cost. Always investigate the attic before agreeing to a re-roof "to fix ice dams."

Two situations that warrant an inspection immediately

1. Any active interior water — actively dripping, expanding stain, or wet drywall. Water inside the house damages framing and grows mould fast. Get a tarp on it and a contractor scheduled within 48 hours.
2. Visible damage after a major weather event. Heavy wind, hail, or a fallen tree — even if your roof looks fine, schedule an inspection within two weeks. Insurance claims have time limits, and undocumented damage gets harder to prove the longer you wait.

When it's time to replace: how to decide

Our rule of thumb after hundreds of Moncton-area roof inspections:

• If the roof is 15–20 years old with any of the signs above → start planning a replacement within the next 1–3 years
• If the roof is 20+ years old with any meaningful damage → replace now
• If you've already had the same problem area patched more than twice → replace; the underlying shingles or sheathing are telling you they're done
• If you're planning to sell within 2 years and the roof is 18+ years old → replace before listing (almost always recovered in sale price)
• If the roof is in the 12–18 year window with mild aging and no leaks → consider Roof Rejuvenate (see below)

Should you consider Roof Rejuvenate first?

If your roof is in the 12–18 year window, showing mild aging (some granule loss, no curling, no leaks), Roof Rejuvenate can add 5–10 years of life for roughly 15–25% of replacement cost. It's not appropriate for older or damaged roofs — but for the right roof at the right age, it's the smartest call you can make.

What an honest inspection should include

Every J.A. Kelly roof inspection covers:

• On-the-roof walk of every accessible plane (with photos)
• Detailed flashing check at every penetration, valley, and wall transition
• Attic inspection — ventilation, insulation, moisture, and the underside of the sheathing
• Gutter and downspout condition
• Soffit and fascia review
• Written report with photos and a clear recommendation: nothing needed / Rejuvenate / replace

If a contractor won't go in the attic, that's a flag. The attic tells you more about a roof's condition than the surface does. See our roofing services page for what's included.

Frequently asked questions