WHEN Do I NEED TO REPLACE my ROOF?

Replacing your roof can be a high-priced, difficult plan, but going through an endless chain of repairs can be just as frustrating. How do you know when you need to repair your roof and when should you just plan on replacing it?  Sometimes, the signs can be pretty obvious that is the ability to spot the Big Dipper from your attic — but in most circumstances, the red flags of a failing roof are more subtle. Let’s take a look at what your roof may be trying to tell you.
We believe that most of you want some answers, so we've provided additional details below on how to examine your tarmac sand roof to determine when the entire roof needs to be replaced.
First we need to understanding the whole roof system:
A professional roofing contractor will inspect all elements listed below:
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      -Deck: The wooden, structural surface of the roof.
​      -Drip edge: Material affixed along the edge of the roof to guide water off the eaves.
      -Underlayment: A barrier installed under the shingles to keep the deck dry.
     -Flashing: Material affixed to seal and protect joints, such as where the roof meets                               the chimney.
      -Shingles: The outermost layer of your roof, which repels water and protects the                                   structure.
      -Soffit: The underside of a roof overhang.
      -Fascia: The horizontal board on the end of your roof’s rafters that may hold the                                gutters.
      -Vents: Features that allow air to escape the attic and keep your roof dry.
How do you know if you need to replace your roof?
There are a number of factors to take into consideration when deciding if you should replace your roof.

1. Are there water stains on your interior ceilings and walls or any exterior surfaces?
2. Does your current roof have missing, cracked or curled shingles?
3. Is there any missing or split cedar?
4. Are granules washing out of your eaves troughs?
5. Is there a build-up of algae on your roof?
6. Are any slate tiles sliding out of position?
7. Can you see outside light on the underside of your roof deck?
8. Is there a deflection in your roof structure?

 
Six signs you need a roof replacement:
Now that you understand what goes into your roof, keep an eye out for these signs that you need a roof replacement.
1. You have an old roof.
The average asphalt shingle roof lasts about 20 to 25 years. Metal or tile roofs tend to have a longer lifespan. If your roof is nearing its typical replacement age, you should probably start thinking about your next roof.
2. Curling or missing shingles are visible.
Your roof is exposed to elements like rain, snow and sun, causing the components to wear down over time. This long-term beating from Mother Nature can result in broken, missing, buckling or curling shingles.
3. You can see broken or damaged flashing.
Flashing helps keep moisture out at the joints in your roofing system, like the facing where your chimney meets the roof. Depending on the quality and the age of your roof, the flashing may be made of roof cement, tar or metal. Damaged, degraded or missing flashing means your roof is at risk for water damage.
4. Your home shows evidence of flooding or other interior or exterior water damage.
Do you hear a strange dripping sound coming from your ceiling? Have you noticed stramge water stains on your walls or the exterior of your home? You may have a leak in your roof. Check the insulation in your attic — if it’s soggy, that probably means you have a problem.
Walking on your roof is dangerous and not recommended! If you have ascended to the top of your home (again, not recommended) and found soft sections in your roofing, your roof likely has water damage and needs to be replaced.
5. Ice damming is a problem in the winter.
The look of ice dams (ridges of ice that form at your roof’s edge) likely means you have roof ventilation issues.
When your roof is not properly ventilated, heat from the attic can melt the snow on your roof. This snow melt runs off the edge of your roof or into your gutters, where the cold air promptly causes it to freeze. This ice dam causes the next wave of snow melt to back up and freeze, too.
The process creates the dramatic icicles you sometimes see hanging from a home. The added ice pressure can pull apart your roofing materials, allowing the water backup to seep into the inner layers of your roof.
Once water starts to soak those inner materials, it’s only a matter of time before you need a roof replacement.
6. You have unnecessary animal occupants in your home. 
Has a family of squirrels taken up residence in your attic? It’s doubtful you let them in the front door, so it’s likely you have a missing or rotting section in the eaves or a hole in another part of your roof. Animals like possums, raccoons, birds and bats will look for any opportunity to nest in the comfort of your warm home, and will take advantage of damage to your roof. Hire a professional roofing contractor to inspect your roof to determine whether repairs or a total replacement are required.
Is repairing your roof instead of entirely replacing it an option?
Depending on the severity, location and size of your roof damage, a repair job may be an option for you. Roofing & Exterior Contractors have repaired and extended the life of many roofs over the years.
When you've made the decision to replace your roof, it's normal to want to jump right in. But before you do, you may want to consider what impact a roofing replacement will have on your everyday life and how to get through it without too much discomfort.
Here are some tips on how to prepare for a roof replacement from choosing a contractor.
The low quote won't necessarily end up being the one that costs you the least amount of money. Some contractors will intentionally give you a low quote and then add on extras on the back end to make up the difference, others will provide sub-standard work or may be a scam, especially if there's been a lot of roofing going on in your area due to storm damage. It's well worth the extra money to hire a quality contractor who offers a warranty on their work. Going with a lower-cost contractor and then having to hire in another contractor to repair their mistakes can easily and very quickly make up the difference between a low-cost, poor-quality contractor and getting the job done right the first time. Going with a quality contractor also means that you have the reassurance that the materials are installed correctly and in a fashion that doesn't void the material's warranty.