06/13/2026
Alright roofing pros, I need some honest opinions because everyone I talk to seems to have a different answer. The shingles on this roof are supposedly somewhere between 23 and 28 years old depending on who you ask. The seller said 28 years, one insurance agent said 22, another said 24, and apparently they're all going off permit records somehow. At this point I feel like nobody actually knows how old this roof is.
My wife and I have been putting money aside for a replacement over the last year because we figured a roof this old was living on borrowed time. But after getting up there and looking it over, I'm starting to wonder if we're rushing into a major expense that might still be a few years away. The last thing I want to do is replace a roof that still has some life left in it, but I also don't want to be the guy who waits one season too long and ends up dealing with leaks, damaged decking, and a much bigger bill.
I'm specifically looking for opinions from people who don't have a financial reason to sell me a new roof. Based on the condition of these shingles, do they look like they're at the end of their life or do you think they've still got some years left? If this were your house, would you replace it now or keep saving and revisit it next year? And what signs would you be looking for before pulling the trigger on a full replacement?
