If your roof is 20 years old or showing missing shingles, granule loss, sagging, interior water staining, or daylight visible through the deck, it is likely time for a replacement. Burlington County’s nor’easters, freeze-thaw cycles, and humid summers wear roofs faster than many homeowners realize. The earlier you catch the warning signs, the more options you have and the less likely you are to deal with interior water damage that costs significantly more than the roof itself.
Below are the 10 most common signs that tell Burlington County homeowners it is time to replace their roof, plus what each sign means and when it is safe to wait versus when it is not.
Most asphalt shingle roofs in Burlington County last between 20 and 30 years depending on the quality of materials, the original installation, and how exposed the roof is to wind and sun. If your home is in that age range and you have not had the roof replaced yet, it is worth scheduling a professional inspection.
Architectural shingles installed in the last 15 years tend to outlast older 3-tab shingles. If you bought your home and do not know the roof age, check your closing documents or look for a permit record with your Burlington County municipality.
Missing shingles after a nor’easter or thunderstorm are an obvious warning sign. Less obvious are shingles that are still in place but curling at the edges, cracking down the middle, or losing the granular surface coating. Curling and cracking means the shingles have lost their flexibility and waterproofing ability. Once a few shingles show these signs, the rest are usually not far behind.
A close visual inspection from the ground with binoculars can reveal most of these issues. A professional roof inspection gets up close and identifies what you cannot see from the ground.
Asphalt shingles are coated in protective granules that block UV rays and waterproof the surface. Over time those granules wear off and wash down into the gutters. A handful of granules is normal after a heavy storm. A consistent buildup of granules in every cleanout is a clear sign the shingles are past their service life.
When you check your gutters in spring or fall, look at what is coming out. If you are seeing a thick layer of sandy black grit, the roof is shedding faster than it should be.
Go into your attic on a sunny day with the lights off. If you can see daylight coming through the roof deck, your roof has gaps that should not exist. Look around the chimney, vents, valleys, and ridge for the most common areas where light penetrates.
While you are up there, look for water stains on the underside of the roof deck or the attic insulation. Dark spots, mold, or wet spots all indicate active or past leaks. Even small leaks that dry between storms cause cumulative damage to insulation, framing, and ceiling drywall over time.
A roof should be straight and even from gable to gable. If you see a visible sag, dip, or wave in the roofline when looking at the house from the street, there is structural damage underneath that needs immediate attention.
Soft spots felt when walking on the roof (or by a contractor during an inspection) indicate rotted decking beneath the shingles. Sagging and soft decking are not roofs that can be repaired. They require full replacement with new sheathing.
Brown or yellow rings on ceilings or upper-floor walls are the most common indicator of an active roof leak. The leak is rarely directly above the stain because water travels along framing before dripping. By the time you see staining inside, the leak has been happening for a while.
Active interior staining means you need a professional inspection now, not next month. Even one storm season of unaddressed leaking can ruin insulation, drywall, framing, and create mold problems that cost thousands to remediate.
Flashing is the metal material that seals roof penetrations like chimneys, skylights, vent pipes, and where the roof meets walls. Flashing failures are the source of about 80 percent of roof leaks in Burlington County. Visible rust, separation, lifting, or missing flashing components are warning signs.
In some cases flashing can be replaced without a full roof replacement. In others, the flashing failure has already caused enough damage to the surrounding deck and shingles that replacement is the better option.
Burlington County takes a direct hit from nor’easters and tropical systems multiple times per year. After any major storm, do a quick exterior visual check for:
If your roof was damaged by a covered weather event, your homeowner’s insurance may pay for repairs or replacement. Document the damage immediately with photos and contact your insurance carrier.
A roof that has lost its insulating value or ventilation efficiency causes your heating and cooling system to work harder. If your energy bills have increased without a clear reason like a new appliance or temperature changes, the roof and attic ventilation could be part of the cause.
Modern roofing systems include better ventilation, radiant barriers, and reflective shingle options that can significantly reduce attic temperatures in summer and reduce heat loss in winter.
Green, black, or dark streaks on your roof are usually moss, algae, or fungus growing on the shingles. In Burlington County’s humid climate, north-facing roof slopes are most vulnerable. Light growth can sometimes be cleaned with the right products. Significant or widespread growth typically means the shingles have absorbed enough moisture to be permanently compromised.
Roof cleaning by pressure washing is almost always a mistake. It strips granules off the shingles and shortens roof life further. If you have visible growth, schedule an inspection rather than a cleaning.
If your roof shows one or two minor issues like a few curling shingles or some granule buildup in the gutters, you have time to plan a replacement on your schedule rather than as an emergency. Get a professional inspection to confirm the timeline, then budget and schedule the work in the next 6 to 12 months.
If your roof shows three or more of the signs above, especially interior water staining, daylight in the attic, or sagging, do not wait. The cost of waiting is interior damage that compounds with every storm. A roof replacement is a known cost. Water damage repair, mold remediation, and structural repair are not.
A good roof inspection should be free and should include:
Avoid contractors who charge for basic inspections, refuse to provide written assessments, or pressure you into immediate decisions. A reputable Burlington County roofing contractor will give you a straight answer and let you make the decision on your own timeline.
Mission Accomplished Construction provides free roof inspections throughout Burlington County. We document everything in writing, give you photos of any issues we find, and tell you honestly whether you need a repair, a partial replacement, or a full new roof. We do not pressure homeowners into projects they do not need.
Insurance covers roof replacements caused by sudden, covered events including storm damage, hail damage, and high wind damage. Insurance does not cover roof replacements due to normal age and wear. If your roof has been damaged by a recent storm, document the damage and contact your homeowner’s insurance carrier. Mission Accomplished Construction works directly with insurance adjusters throughout the claims process for Burlington County homeowners.
Both GAF and CertainTeed are top-tier residential shingle manufacturers. GAF Timberline HDZ and CertainTeed Landmark are comparable products at similar price points. Both carry strong manufacturer warranties when installed by certified contractors. The right choice often comes down to color and style availability and your contractor’s certification status with each manufacturer.
A 1,500 square foot roof typically translates to about 18 to 22 squares of roofing material once pitch and overhangs are factored in. At Burlington County’s standard architectural shingle pricing, a 1,500 square foot roof replacement runs approximately $9,000 to $14,000 for a standard project. Add $2,000 to $5,000 for deck replacement, premium shingles, or new gutters and ventilation upgrades.
Lowball estimates almost always skip something important. Common cost-cutting tactics include using lower-grade underlayment, skipping ice and water shield except at eaves, using 3-tab shingles instead of architectural, skipping ridge ventilation, hiring unlicensed labor, and not pulling permits. The difference between an $8,000 estimate and a $14,000 estimate on the same roof is rarely contractor profit margin. It is what is being installed and who is installing it.
Mission Accomplished Construction is a veteran-owned roofing contractor based in Mt. Holly, NJ. We provide free in-person roof inspections and detailed written estimates throughout Burlington County, including Mt. Holly, Moorestown, Mount Laurel, Medford, Marlton, and surrounding communities. Every project is handled by our own crew under NJ HIC License #13VH14010400. No subcontractors. No hidden charges.
Call (609) 721-5783 or request a free estimate online and we will get back to you the same day.
