Most roofs give plenty of warning before they fail — if you know what to look for. In our wet coastal climate, small problems turn into leaks faster than most homeowners expect. Here are the seven signs we tell every Lower Mainland homeowner to watch for, and what each one means.
1. Curling, cupping or clawing shingles
When shingle edges lift or the centres rise, the material has lost its flexibility and water can get underneath. On the coast this often shows up first on south- and west-facing slopes. Widespread curling usually means the roof is near the end of its life.
2. Granules in your gutters
Asphalt shingles shed their protective granules as they age — you'll find them collecting in gutters and downspouts. A few after a new install is normal; piles from an older roof mean the shingles are wearing thin.
3. Moss and dark streaks
Moss and black algae are a fact of life here, but heavy growth traps moisture against the roof and lifts shingles over time. Light growth can be cleaned and treated; thick, established moss on an aging roof is often a sign the surface is already compromised.
4. Sagging rooflines
A dip or wave in the roofline points to a structural or moisture problem in the decking or supports — not just the surface. This one warrants a prompt professional look; it rarely improves on its own.
5. Interior leaks or water stains
Brown rings on ceilings, damp patches in the attic, or peeling paint near the roofline all signal water getting in. By the time it's visible inside, the roof has usually been leaking for a while. This calls for an immediate repair or replacement assessment.
6. Daylight or drafts in the attic
If you can see daylight through the roof boards from inside the attic, water can get in too. Check after a windstorm — the Lower Mainland's fall and winter storms are a common cause of new gaps.
7. Your roof's age
Most asphalt roofs on the coast last 20–30 years, and often less with heavy moss. If yours is past the 20-year mark, it's worth a professional look even if it seems fine from the ground.
When in doubt, get eyes on it. A free inspection costs nothing and can turn a $600 repair into a caught problem instead of a $6,000 surprise.
What to do next
If you spotted one or two of these, a targeted repair may be all you need. Several signs together usually point to replacement. The only way to know for sure is a proper inspection — from inside the attic and up on the roof, not just from the driveway.
Book a free roof inspection
A certified Stonnex inspector will assess your roof inside and out, document conditions with photos, and give you a written, no-pressure recommendation.
Book My Free Inspection →Related reading
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