Roof and Gutter Care: What to Check and When
A roof rarely fails all at once. Here is what to look for from the ground, how often, and what each warning sign actually means.
Fact-checked and reviewed by a licensed home inspector (ASHI #A-4471) by Ray Whitfield. Read our content review process.
Roofs are the most expensive routine replacement a homeowner faces and the most neglected until water appears inside. Two ground-level inspections a year catch nearly everything that matters.
Inspect from the ground
Use binoculars. Walking a roof is dangerous and can void warranties, and almost everything worth seeing is visible from below.
- Missing, curling, cupping, or cracked shingles
- Granule loss — check what accumulates at the bottom of downspouts
- Damaged or lifted flashing at chimneys, vents, skylights, and valleys
- Sagging in the roof plane, which indicates a structural problem
- Moss or heavy algae, particularly on shaded north slopes
- Damaged or missing ridge cap
- Rusted or loose gutter fasteners and sagging gutter runs
- Staining on the underside of roof sheathing, checked from the attic with a flashlight
Flashing fails before shingles do
Most roof leaks begin at penetrations, not in the middle of a field of shingles. Chimney flashing, plumbing vent boots, skylight curbs, and valleys account for the majority of leaks on roofs that are otherwise in good condition. Rubber vent boots in particular crack after roughly ten to fifteen years and are inexpensive to replace.
Realistic material lifespans
| Material | Typical life | Notes |
|---|---|---|
| 3-tab asphalt shingle | 15–20 years | Shortest life; largely superseded |
| Architectural asphalt shingle | 22–30 years | Most common today |
| Wood shake | 25–35 years | Requires maintenance; restricted in fire zones |
| Metal (standing seam) | 40–60 years | High upfront cost, minimal maintenance |
| Clay or concrete tile | 50+ years | Underlayment fails before tile does |
| Slate | 75–100+ years | Repairs require a specialist |
Gutters
Gutters exist to move water away from the foundation. Clean them at least twice a year, more under tree cover, and confirm the discharge point is four to six feet from the house. Sagging sections hold water and pull fasteners loose; correct the pitch rather than adding hangers to a bowed run.
Ice dams
An ice dam is an insulation and ventilation problem showing up on the roof. The durable fixes are air sealing the attic floor, adding insulation, and confirming continuous soffit-to-ridge ventilation. Heat cables and roof rakes manage symptoms in the meantime.
Hiring a roofer
- Confirm license and current insurance directly with the carrier
- Get three itemized bids specifying tear-off versus overlay, underlayment type, and ventilation work
- Ask whether decking replacement is included and at what per-sheet price
- Clarify who handles permits and disposal
- Understand the difference between the manufacturer's material warranty and the contractor's workmanship warranty
- Never pay in full up front
Frequently asked questions
How often should a roof be inspected?
Twice a year from the ground, and professionally after any severe hail or wind event. Older roofs benefit from a professional inspection every few years.
Can I put a new roof over the old one?
Many codes permit one overlay, but it hides deck damage, shortens the new roof's life, and adds weight. Tear-off is generally the better long-term choice.
Does insurance cover roof replacement?
Sudden damage from a covered peril such as hail or wind is usually covered, subject to your deductible and whether the policy pays replacement cost or actual cash value. Wear and age are not covered.
Editorial note. This article is general guidance, not a substitute for a professional inspection. If you suspect a gas leak, electrical fault, structural damage, or any condition that may be unsafe, leave the area if necessary and contact a licensed professional or your utility immediately.
