Roof Is 20 Years Old And Still Looks “Okay”

Your roof can look fine from the driveway and still be near the end of its service life. Shingles harden with age, sealant strips lose grip, and small gaps start to show around flashings and vents. The smart move is to document the condition now and plan a clean replacement before chronic leaks begin. Eastern Roof Technologies can give you a clear, photo-backed assessment and a simple path forward.

Start With A Lifespan Assessment

• Full photo set: Each slope, valleys, eaves, and the top of every penetration. Pictures beat guesswork.
• Close-ups of wear: Granule loss, hairline cracks, exposed nails, lifted tabs, and brittle ridge caps.
• Detail check: Pipe boots, wall step flashing, chimney counter flashing, and drip edge alignment.
• Attic look: Stains on the sheathing, rust on fasteners, damp insulation, or daylight at edges.

Quiet Signs Your Roof Is Aging Out

• Granules in gutters: Normal early on, but heavy, even loss points to a tired surface.
• Ridge cap checking: Thin spider lines or small breaks at the ridge are common near the end.
• Seal failure: Tabs lift slightly in wind and do not sit back down on calm days.
• Patch history: Repeated pipe boot or valley fixes are a hint the system is running out of margin.

Why Plan Replacement Before Leaks Start

• Protect the deck: Dry decking gives you a cleaner install and avoids surprise add-ons.
• Better scheduling: You pick a good weather window rather than racing the next storm.
• Aligned warranties: New roof, new flashings, one clear warranty path.
• Lower lifetime cost: Multiple repairs add up. A timely replacement stops the cycle.

Shingle Or Metal

Architectural shingles remain the most common choice for Lake Norman homes. They offer solid wind ratings, a clean look, and good value. Metal roofing raises upfront cost but brings long service life and strong performance on complex roofs. During your assessment we will show both paths, with photos and pricing for your home.

Simple Upgrades To Add During Replacement

• Flashing package: New pipe boots, step and counter flashing, and properly sized kick-out flashing.
• Edge control: Correct drip edge and starter alignment to stop wind-driven leaks at the perimeter.
• Ventilation balance: Right-sized intake and exhaust to reduce attic heat and winter condensation.
• Gutter review: Many homes perform better with 6 inch seamless gutters and added downspouts on long runs.

Budget And Timing

• Line-item estimate: We break out materials, labor, flashings, wood replacement allowances, and any optional upgrades.
• Weather plan: Target a dry stretch. We keep a close eye on the forecast and confirm the start window.
• Financing: Ask about payment options so you can schedule work before leaks create interior costs. Eastern Roof Technologies offers the best financing on roof replacement in the Mooresville and Lake Norman area.

What Not To Do

• Do not put a second layer over an aging roof. It hides problems and traps heat.
• Do not chase patch after patch. Repeated repairs are a signal to step back and plan the full fix.
• Do not skip ventilation. Poor airflow shortens shingle life and can mimic leaks in winter.

If You Want To Wait, Do These Three Things

1. Seal the edges and details: Address any lifted tabs at eaves and rakes, and replace cracked pipe boots now.
2. Clean the water path: Clear valleys and tune up gutters so heavy rain does not push water where it does not belong.
3. Recheck after storms: A five-minute look with binoculars after big wind or hail can catch damage early.

Frequently Asked Questions

How long should an shingle roof last

It depends on ventilation, sun exposure, and storm history. Many reach 18 to 25 years. A photo assessment will show whether yours is still serviceable or nearing the end.

My roof looks fine. Why replace it now

Late-stage wear shows up first at details and under the tabs, not in a wide driveway photo. Replacing before chronic leaks protects the deck and avoids interior repairs.

Can I replace a few slopes and wait on the rest

It is possible, but not always ideal. Mixed-age slopes complicate color matching and warranties. We will price both options so you can decide.

Will a new roof lower insurance risk

A new system with fresh flashing and documentation often satisfies carrier concerns about age and condition. Keep the photo report and invoice for your files.

What will you inspect during the visit

Slopes, valleys, penetrations, flashings, ridge and hip caps, drip edge, gutters, and the attic where accessible. You receive photos and a clear plan.