When to replace your roof in Michigan (and when not to).
"My neighbor just replaced theirs and ours is the same age — should we?" "There's a missing shingle, is it time?" Here's the framework we walk homeowners through — same one we'd use on our own house.
Age alone doesn't decide it.
The internet will tell you "asphalt roofs last 20–30 years." That's roughly right, but not actionable for your specific house. We've pulled off 17-year-old roofs that were ready and walked 34-year-old roofs that had ten more in them. Three things matter more than age: install quality, attic ventilation, and sun exposure.
What to look for. From the ground.
- Curling, cupping, or clawing shingles. End-of-life sign.
- Missing granules. Shingles facing the sun looking smooth or shiny rather than textured.
- Bald spots. Big dark patches where granules are completely missing.
- Sagging or wavy ridge line. Decking failure underneath.
- Missing shingles after wind events. Repeated losses = roof is done holding.
- Granules in the gutters. Open the downspout strainer. Black sand = your shingles.
What to look for. From inside the attic.
- Daylight through the deck.
- Water stains on the rafters.
- Soft, spongy, or stained decking.
- Mold or dark stains.
The four scenarios we see most.
Scenario 1: 18–22 years old, no leaks, looks okay.
Decision: Get an inspection now, plan to replace in 1–3 years.
Scenario 2: Multiple leaks after recent repair.
Decision: Replace.
Scenario 3: Tree fell, insurance involved.
Decision: Inspect first. If the rest is near end-of-life, this is a chance for full replacement with insurance covering the damaged portion.
Scenario 4: Selling in 12 months.
Decision: Mixed. If genuinely past end-of-life, replace. If 5–10 years of life left, a pre-list inspection report is often the better play.
What we'll do at a free inspection.
We walk the roof, look at the attic from inside if you'll let us, photograph what we see, and give you a written assessment with one of three recommendations: Replace now / Repair and monitor / Hold. About 30% of our inspections come back as "hold" or "minor repair." We'd rather give you that answer than push a roof you don't need.
What you should never do.
- Sign a contract on the day of a door-knock.
- Pay 50% deposit on a roof.
- Layovers.
- Pick the lowest bid without reading the spec.
How to get a real answer.
Request an inspection. If you're in Oakland County, it's free.