Cortez Residential Roofers Explain the Signs You Need a New Roof

Residential roofers in Cortez have a keen eye for when your roof’s crying for replacement—not just a patch. They see the subtle and screaming signs that mean your 2,000 sq ft home—U.S. standard—needs a new lid to protect your investment. Here’s what they’d tell you, based on current insights as of 2025, with costs and trends baked in.

1. Age Is Closing In

• What They Say: “Asphalt past 20 years, metal 40+, tiles 50+—it’s time.”
• Why: Materials hit lifespan—20-year shingles at 18 are ticking bombs. $14,000 replacement beats $5,000 emergency fixes.
• Check: Install date—home records or prior owner. 2025 sees 2000s roofs expiring.
• Cost: $12,000-$18,000 asphalt—plan it, don’t panic it.

2. Shingles Are Falling Apart

• What They Say: “Curling, cracking, or missing shingles mean it’s done.”
• Why: Water sneaks under—$1,000 leak turns $5,000 rot. Widespread damage signals full failure, not spot fixes ($300-$800).
• Look: Edges curl up, pieces in yard—south slopes fade first. Hail/wind up 20% since 2015 (NOAA)—it shows.
• Cost: $14,000 new roof vs. $12,000 redo in 5 if ignored.

3. Granules Are Piling Up

• What They Say: “Gutters full of grit? UV protection’s gone—roof’s toast.”
• Why: Asphalt sheds granules—bald spots fail fast, cutting 5-10 years off 25. $100-$400 inspection confirms.
• Check: Handfuls in downspouts—not a sprinkle. 2025’s aging 2000s roofs hit this hard.
• Cost: $12,000-$18,000—don’t wait ‘til leaks.

4. Leaks Are Breaking Through

• What They Say: “Stains inside, drips in the attic—roof’s breached.”
• Why: Underlayment’s shot—$300-$1,000 patch buys time, but chronic leaks mean $14,000 replacement. $5,000+ interior damage looms.
• Look: Brown ceiling rings, wet insulation—test after rain. Wetter 2025 seasons push this.
• Cost: $1,000 now, $14,000 soon—act fast.

5. Moss or Algae Took Over

• What They Say: “Green or black streaks? Moisture’s rotting it out.”
• Why: Moss traps water—$150-$500 cleaning stalls it, but heavy growth kills shingles early (20 years to 15). $15,000 lost.
• Check: North slopes—shady, wet. 2025’s damp climates fuel it.
• Cost: $14,000 new roof—coatings ($1,000-$2,000) stretch next one.

6. Roofline’s Sagging

• What They Say: “Dips or waves? Structure’s failing—new roof won’t wait.”
• Why: Rafters or decking gave—$1,000-$5,000 fix, plus $14,000 roof. Collapse risks $50,000+. Safety’s red alert.
• Look: Uneven lines, wall cracks—post-snow or wind. 2025 winters test old bones.
• Cost: $15,000-$20,000 total—now or never.

7. Energy Bills Are Climbing

• What They Say: “Heat or AC spiking 10-20%? Roof’s not breathing.”
• Why: Vents clogged, insulation wet—$200-$500/year extra on $2,000 bills. $15,000 roof resets efficiency.
• Check: Bills jump, no HVAC change—2025 energy up 8% from 2024.
• Cost: $14,000 metal saves $5,000 over 25 years—act.

8. Storm Damage Piled Up

• What They Say: “Holes, dents, missing chunks—patch won’t cut it.”
• Why: Widespread hits—$5,000+ damage—mean $14,000 replacement over $1,000 bandaids failing fast. 2025 storms hit harder.
• Look: Post-hail/wind—debris, gaps. X posts flood with pics.
• Cost: $12,000-$18,000—insurance might drop it to $2,000 out-of-pocket.

9. Granule Loss Exposes Bare Spots

• What They Say: “Bald patches? It’s not shedding—it’s dead.”
• Why: No UV shield—$14,000 roof now, not $1,000 patches peeling off in a year. 25 years cut to 10.
• Check: Bare felt showing—scoop gutters for proof.
• Cost: $14,000—waiting’s $12,000 redo sooner.

10. Selling or Buying Looms

• What They Say: “Buyers want 5+ years left—sellers need proof it’s solid.”
• Why: $15,000 roof boosts $400,000 home 5-10% ($20,000-$40,000)—old roof tanks offers $20,000. 2025 insurers demand it.
• Check: Age, condition—inspection ($100-$400) tells all.
• Cost: $14,000—pays $20,000+ back.

Costs Recap (2,000 sq ft)

• Inspection: $100-$400—nails it.
• Patch: $300-$1,000—buys time.
• Replacement: $12,000-$18,000 asphalt, $20,000-$35,000 metal—resets clock.
• Delay Fallout: $5,000-$15,000 damage—$14,000 early redo.

Cortez Residential Roofers’ Take

• Act Early: $14,000 now—25 years, $560/year. Wait—$12,000 redo in 5, $22,000+ total.
• Don’t Guess: “Call us—$100 check beats $5,000 surprise.”
• 2025 Reality: Storms, wear—signs scream louder now.

They see these daily—your roof’s talking. Spotting any?