Knowing when to replace your roof can save you a world of headaches later. As experienced roofers here at Rockland Builders, we’ve seen it all – from roofs that outlast their prime to ones that gave up way too soon.
So, how do you know if it’s time for a fresh start? Let’s break it down.
How to Tell If You Need a New Roof
Every roof has a story to tell, and the signs of aging aren’t actually that hard to spot if you know where to look. The trouble with the question “when to replace roof” is that it doesn’t have the same warning signs (or failure signs) that come with other parts of your home.
When your fridge fails, you know it.
When your window breaks, you know it.
When your existing roof needs a roof replacement, the signs (leaking!) can be hidden for months, or longer. Worse, that hidden water damage can lead to bigger problems, like rotted wood and even greater expense in the long run.
That’s why most roof replacement projects are actually preventive in nature: we’re putting on a new roof to AVOID problems, not fix them.
With that out of the way, here’s what we tell homeowners in our area about a roof installation or replacement.
First, Roof Lifespans Vary
The first “sign” that it’s time to replace your roof is simply time, not water stains on your drywall. And how long a roof lasts will vary by roofing material.
Asphalt Roofs and Asphalt Shingles
These are the most popular roofing materials in our area. A standard asphalt shingle roof has a life span of 20-25 years, but premium architectural shingles can last closer to 30 years. If you notice curling shingles or granule loss, your asphalt roof might be nearing the end of its run.
Metal Roofs
Known for longevity, metal roofing can last between 40 and 70 years (and even longer!), depending on the type and maintenance. We’ve seen some well-maintained metal roofs in Allentown hold up beautifully, even after decades of wear and tear. Rust and loose fasteners can cut this lifespan short, so regular check-ins are helpful.
Rubber Roofing
Flat rubber roofs, like EPDM, typically last 20-30 years. Poor drainage or heavy exposure to ponding water can mean you’ll need a replacement sooner.

Don’t Know Your Roof’s Age? The Roofing Red Flags to Watch For
Bought a new home and missing records from the previous owner? No idea WHEN your roof shingles were last done? That’s okay, and we see it all the time!
Here are some of the first (and last) common signs that it might be time to get your roof replaced, or at least talk to a pro.
Shingles
- Curling or Buckling: Shingles curling at the edges or warping is a clear sign they’re nearing the end of their lifespan. We’ve seen this happen often on roofs that are over 20 years old in the Kutztown area.
- Bald Spots or Missing Granules: Those weird little granules protect the asphalt shingle from ultraviolet light (UV rays) and weather. If you start noticing granules collecting in your gutters or bare patches on your shingles, it’s time to act.
- Cracked or Missing Shingles: Cracks or entire shingles blowing off during storms can leave your roof vulnerable. For example, after a recent summer storm, we helped a customer in Kutztown replace a roof with widespread shingle damage (and their insurance covered most of the project!)
- Age of the Roof: If your roof is approaching or past the 25-30 year mark, it’s better to replace it proactively before problems escalate. Moss growth isn’t a great sign and can damage roofing due to its rooting systems, but a little regular maintenance can nip that quickly (this most often happens on shaded roofs, like north-facing).
Metal Roofing
- Rust or Corrosion: Even though metal roofs are built to last, rust can develop if the coating wears off. We’ve replaced sections of metal roofing in rural Kutztown where farm buildings had rust eating through the corrugated metal panels.
- Loose or Missing Fasteners: Over time, fasteners can loosen or back out, leaving gaps where water can seep in. This is particularly common in areas with temperature swings, like here in Pennsylvania. Standing seam metal roofing is compelling for this reason: no exposed fasteners.
- Separation at Seams: Metal panels should fit tightly together, but we’ve seen plenty of cases where poor installation or weather damage caused seams to pull apart, leading to leaks.
- Dents or Structural Damage: Hail or falling debris can leave noticeable dents, which not only look bad but also compromise the metal’s protective layer. After a severe hailstorm, check for damage on your metal roof.
Rubber Roofing
- Bubbling or Blistering: Air or moisture trapped under the rubber membrane causes bubbles, which weaken the material. We’ve seen this often on older flat roofs on commercial buildings in Allentown, especially where drainage was poor. Peeling paint (yes, some people will paint over their flat roof) isn’t a great sign either.
- Cracks or Tears: UV rays and age can cause the rubber to dry out and crack. One recent project involved replacing a rubber roof where cracks had spread across the surface, letting water into the building.
- Pulling Away at Edges: If the membrane starts peeling back from the edges or flashing, it’s a sign the adhesive has failed, and water can get underneath. This is a common issue we’ve addressed on garages and additions.
- Ponding Water: Standing water on a flat rubber roof can lead to leaks over time. It’s common to replace a rubber roof when the roof has sagged, leading to consistent ponding near the center.
What To Do Next?
So you’ve spotted a bolus of loose granules significant wear to your existing shingles, or maybe even a roof leak. Whether it’s your entire roof or just some chimney flashing pulled back, it’s time to call in someone experienced in roof repairs or the roofing process.
A local roofing company like our team at Rockland Builders can help you decide whether it’s time to act on a roof sooner, or whether you can wait on this major project. We’ll provide an unbiased suggestion and a free quote for a new roof (we do a LOT of metal roofing in Allentown) if you’d find it helpful. If all you need is some repairs to a few shingles, we can help with that too.
What’s the next thing our customers want to know? It’s usually about the cost to replace their old roof!
The Cost of Roof Replacement: What to Expect
When it comes to the price tag for replacing your roof, there’s a lot that factors into it – material type, roof size, and labor costs being the biggest. At Rockland Builders, we break down pricing for each project based on the unique needs of your home, just like we outlined in a recent blog about metal roof cost and pricing factors.
- Material Selection: Asphalt shingles are typically the most affordable option, with rubber roofs and metal roofing costing more upfront but offering longer lifespans.
- Roof Size: The larger the roof, the higher the cost for both materials and labor. Homes with complex rooflines or multiple peaks will also increase the price.
- Labor Costs: Professional roofing contractors like our team factor in regional labor rates, project complexity, and the time required to complete your new roof.
- Additional Features: If you’re replacing flashing around chimneys, adding insulation, or installing gutters, those extras will impact your total.
Average Costs for Different Roofing Types:
Asphalt Shingles: Starting at $8,000 to $25,000 for a typical home.
Metal Roofs: Depending on the style, costs can range from $15,000 to $40,000.
Rubber Roofs: For flat roofs, expect $7,000 to $15,000.
We know “sticker shock” can be a real thing when it comes to roof replacement, but it’s worth remembering that this is an investment in protecting your home for decades to come. If you’re worried about costs, talk to us about financing options or payment plans.

Don’t Leave It Up To Chance: Get a Free Roof Inspection
At Rockland Builders, we know that deciding when to replace your roof is a big deal. You don’t have to do it alone. As a Kutztown roofing company, we offer free consultations and roof inspections to homeowners in the greater Lehigh Valley area, and most contractors will do the same.
Let us take the stress out of the process – give us a call today to get your roof inspected and we’ll help you talk through the best next steps for your home with free new roof estimates when necessary.
Common Questions About Roof Replacements

How do I know if I need a new roof if it’s not leaking?
Even if your roof isn’t leaking, it may still be due for replacement if it’s showing signs like bald spots, rust, or granule loss. Don’t wait for an active leak to confirm there’s a problem – preventive action can save money in the long run.
You should consider replacing your roof when it shows signs of wear and tear, such as curling or missing shingles, water leaks, or a sagging ridge. You can also consider the age of your roof, as most roofs last 20–25 years.
How long does it take to get a new roof?
The average roof installation takes 1-3 days for asphalt shingles, while metal roofing or rubber roof replacements can take longer. Weather conditions may also impact timing.
What should I pay for a new roof?
Cost varies widely based on materials, size, and extras, but an asphalt shingle roof typically starts at $10,000, while metal roofs can reach $40,000. It’s worth discussing with a good roofing contractor.
Is a 20-year-old roof too old?
For most asphalt shingles, a 20-year-old roof is nearing the end of its life span, but not there yet. If you’re unsure, a professional inspection can help determine whether you need repairs or a full replacement.
Can I install solar panels on my roof?
Yes! Solar panels can be installed on most roofs, but it’s a good idea to assess the age and condition of your existing roof first. Installing panels on a roof due for replacement might mean added expenses later.
What happens if I wait too long to replace my roof?
Delaying roof replacement can lead to costly problems like leaks, structural damage, or mold growth.
How long does a tile roof last?
Tile roofs are known for durability, often lasting 50 to 100 years with proper care. However, factors like cracked tiles or failing underlayment can shorten that life span. You won’t see many on roofs in Central Pennsylvania.
If you have more questions or need a professional inspection, give Rockland Builders a call today!