Selling a home is often as momentous as buying a home. It can mean you’re transitioning out of a starter home into something more spacious. It can also mean that your family will soon start a new life in a new location.

Of course, selling your house often means sprucing it up in minor or even major ways. For example, you may wonder how to tell if you need a new roof before listing the house.

A realtor can offer you advice about your old roof, but you must make the ultimate decision. If the realtor’s advice doesn’t sway you, here are some key signs that you should replace that roof.

1. The Roof Is Getting Old

One of the most common answers for when to replace roofing is simple age. While different roofing materials offer different lifespans, most asphalt shingle roofs will hold up for about 20 years.

Of course, potential home buyers won’t want a roof they must replace within a few years. That means you’ll probably need a pre-sale new roof if the old one is more than 15 years old.

Wondering about the price tag? Head over here for an explanation about how much does roof replacement cost.

2. It Looks Weathered

Old cedar outdoor furniture offers a certain rustic charm as it weathers. Unfortunately, a weathered roof does not offer that same charm. A roof that looks old, no matter how functional, detracts from a home’s curb appeal.

Many buyers won’t put in an offer because they fear a big expense not too far down the road. If you aim for a sale within a reasonable amount of time, a roof that looks like it’s past its prime will need to go.

3. You Can See the Light

One sure way you can know when to replace a roof is when you see light coming through the roof in the attic. It usually appears as small beams of light coming from overhead.

These light beams mean that holes exist that go through the shingles, the underlayment, and plywood itself. Those same holes will let water in just as easily as light.

4. Shingle Damage

Even if your roof looks okay from the road, it doesn’t mean that everything is fine. Make a closer inspection of the shingles from a ladder or on the roof itself. You can also outsource this task if you’re not comfortable spending time on the roof yourself.

If you see a lot of torn or incomplete shingles, that is a bad sign that your roof is in rough shape. Other signs that the house needs a new roof include buckled shingles, staining, or a lot of discoloration.

5. Evidence of Water Damage

This is another thing you can spot in your attic, although it might require a flashlight. Water damage often takes the form of streaking or discoloration of the plywood in the attic. If you spot these things, it means water gets under the shingles somewhere.

In more extreme cases, the wood itself will show signs of rot or mildew. This can mean either a significant leak or a long-term term that hasn’t been addressed. Any sign of recent water damage calls for a new roof.

6. Mold

Mildew and mold can also appear if the house lacks proper insulation and ventilation. Rising warm air from below carries moisture and triggers condensation on the plywood. Left long enough, and you face the same rot problem as you would from a leak.

You will need a roof replacement to deal with the damaged wood. You will probably also need a contractor to fix the insulation. Depending on which roofer you hire, they may or may not possess the right skills for fixing the ventilation problems.

7. Algae and Plant Growth

Any kind of plant or algae growth on your roof is a problem. Moss often proves especially damaging as it establishes a root system.

Lichens and algae lack the short-term destructive power of moss, but that doesn’t mean they’re harmless. They will also damage your roof given time.

You’ll want an expert opinion if you find moss or algae growing on your roof. They may recommend a roof cleaning if you catch it early. You should, however, probably prepare for a replacement project.

8. Granule Loss

Asphalt shingles come covered in small granules of mineral and stone. These granules help protect the shingle from sun damage. All shingles experience a little granule loss over time due to exposure to the elements.

As the shingles close in on the end of their useful life, you’ll often see a dramatic increase in granule loss. You can often spot excessive amounts of granules in gutters or sprinkling the ground around your home. This kind of granule loss usually means a roof replacement.

9. Utility Costs Keep Going Up

Rising utility costs don’t necessarily mean you need a roof replacement. Problems in your heating and cooling system can drive up utility costs, as will issues with your electrical system.

With that said, a steady rise in utility bills is one telltale sign of a problem with your roof. It’s often a signal that too much heated or cooled air escapes out of the attic. That can indicate cracks, leaks, or some kind of damage you didn’t notice.

At the very least, take those higher bills as a sign that it’s time for you to give your roof a hard look. Again, you can outsource this if you don’t feel equipped to identify problem areas.

Know the Signs of When to Replace Your Old Roof

Most homeowners will eventually ask: “When does a roof need to be replaced?” The issue becomes pressing if you want to sell your home.

Any old roof rolling up on 15-years-old should probably get replaced. Look out for key problems outside, like damaged shingles, granule loss, or plant growth. Check your attic for signs of water damage, mold, or light shining in from overhead.

Looking for more advice about what to do before selling your home? Check out the advice for home sellers section on this site.