How can you know when it's time to replace your roof? Well, barring the obvious - like the elements finding their way into your living room - there a few signs that will signal when it's time to bite the bullet.
First, how old is your roof? Depending on what you've got - asphalt shingles, wood shakes, clay tiles, etc. - and how regularly it's been maintained, you could be looking at replacing sooner rather than later. Anything that's been up there longer than 15 years is going to be candidate for regular leaks and torn flashings.
Second, torn or missing shingles. Got a lot of those? It's probably time to start thinking replacement instead of repairs.
Third, the condition of interior walls that touch the roof. Any evidence of moisture? That indicates water seepage, which means you're looking at repairs or replacement.
Fourth, the elements. If your roof is regularly exposed to prolonged snow, rains, hail and direct sunlight, it's going to deteriorate faster.
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