10 Signs You Need a New Roof: A Cape Cod Homeowner’s Guide

Your roof does more than keep the rain out. It protects your family, your belongings, and the value of your home. On Cape Cod, that’s no easy job. Between salty ocean air, high winds, nor’easters, and humid summers, even the toughest roof wears down over time.

The challenge? Most homeowners don’t know when their roof is done for. It’s easy to miss the early warning signs until water starts dripping through your ceiling — and by then, repairs can be costly.

That’s why it pays to know the signals. In this guide, we’ll cover the 10 most common signs you may need a new roof, explain what to watch for, and share why it matters for homeowners in Sandwich, Barnstable, Dennis, Brewster, Orleans, and beyond.

And if you have concerns, we'd be happy to have a look. We offer complete roofing services.

How Long Should a Roof Last on Cape Cod?

Nationally, asphalt shingle roofs (the most common roofing type) last 20–25 years. But Cape Cod isn’t “average America.” Constant exposure to coastal weather shaves years off that timeline. Salt air corrodes nails and flashing, strong winds loosen shingles, and ice dams wreak havoc in winter.

Here, most roofs need replacing around 18–20 years — sooner if they weren’t installed correctly or well-ventilated. If you don’t know when your roof was last replaced, that’s the first sign it’s time for a professional inspection.

What are the signs you need a new roof?

1. Your Roof Is Over 20 Years Old

Even if it looks fine from the ground, an aging roof is a ticking clock.

• Shingles lose flexibility and crack.

• Waterproof underlayment breaks down.

• Manufacturer warranties usually expire around this time.

Example: A homeowner in Yarmouth thought his 23-year-old roof was holding up. One heavy March storm caused widespread leaks — the repairs alone cost almost as much as a full replacement would have.

2. Shingles Are Curling, Cracked, or Missing

Shingles work like fish scales, overlapping to shed water. If they curl at the edges, crack, or go missing, that overlap disappears — and water sneaks in.

On windy Cape days, it’s not unusual for homeowners in Barnstable Village or Dennis Port to find a stray shingle in the yard. If you do, your roof is already compromised.

3. Granules in Your Gutters

Asphalt shingles are coated with protective granules. Over time, they wear off and wash into your gutters.

If you’re cleaning gutters in Brewster and find piles of sand-like grit, your shingles are breaking down fast. Without granules, the shingles dry out, crack, and fail.

4. Water Stains on Ceilings or Walls

Leaks don’t always drip directly onto the floor. More often, they leave yellow stains, bubbling paint, or musty odors in your attic.

Tip: After every nor’easter, check ceilings and corners. In Orleans, homeowners often discover leaks weeks after the storm, when stains finally show.

5. A Sagging Roofline

Stand back and look at your roof. A dip or curve in the ridge line is a red flag.

Causes include:

• Rotted plywood decking

• Waterlogged beams

• Poor ventilation causing structural weakening

This isn’t cosmetic — it’s structural. A sagging roof in Harwich could collapse under a heavy snow load.

6. Moss, Algae, or Mold Growth

Cape Cod’s humid summers make moss and algae common, especially on shaded homes in Sandwich or East Dennis. While mild growth can be cleaned with a soft wash, heavy growth signals trapped moisture.

Why it matters: moss acts like a sponge, keeping shingles damp and weakening them faster.

Moss on roof can lead to energy loss by reducing the ability to reflect sunlight.

Roof replacement usually takes 3 to 5 days and sometimes longer.

7. Rising Energy Bills

Your roof helps regulate temperature. When shingles and underlayment wear out, air escapes in winter and leaks in during summer. Homes not properly vented with soffit and ridge vents can lead to higher energy bills but also early roof failure.

If your heating or cooling bills spike, and insulation hasn’t changed, your roof could be the culprit. Families in Brewster often notice this when running A/C nonstop in August.

8. Daylight in the Attic

Head up on a sunny day. If you see daylight through roof boards, water can get through too.

If you spot light in the bright summer, by winter you might have ice dams widening those cracks into leaks — damaging insulation and drywall.

9. Neighbors Are Replacing Their Roofs

Homes in the same neighborhood often age together. If three houses down the street are reroofing, yours may be next.

In subdivisions like West Yarmouth, whole blocks could be upgrading roofs as they hit the 20–25 year mark.

10. Repairs Are Becoming Routine

One repair is fine. Two is manageable. But if you’re patching leaks every year, it’s time to stop pouring money into temporary fixes. Like keeping an old car running, there comes a point when replacement saves more in the long run.

Repair vs. Replace: How to Decide

Not every problem means starting from scratch.

• Repair makes sense if:

  • Damage is limited (a few shingles, one section)

  • Roof is under 15 years old

  • No structural damage is present

• Replacement makes sense if:

  • Roof is over 20 years old

  • Shingles are failing across multiple areas

  • Attic shows water damage or daylight

  • Multiple repairs have already been made

A trustworthy roofer will explain both options clearly — and not push replacement if repairs will do.

Why Acting Early Matters

Delaying a roof replacement can lead to:

• Interior water damage: Stains, ruined insulation, mold

• Structural damage: Rotted beams, sagging frames

• Insurance issues: Many insurers won’t cover roofs older than 20 years

• Lower resale value: Buyers avoid homes with aging roofs

According to HomeAdvisor, the average roof replacement cost is $9,534, with most homeowners spending between $5,888 and $13,278.

And HomeAdvisor suggests that a full roof replacement may be more cost-effective than repeated repairs for roofs with widespread damage or nearing the end of their lifespan.

How to Check Your Roof (Safely)

You don’t need to climb up to spot warning signs.

• From the ground: Look for missing, curling, or discolored shingles.

• From inside: Check attic ceilings for stains, mold, or daylight.

• With binoculars: Scan for sagging lines or moss patches.

• During storms: Pay attention to leaks, drips, or musty smells afterward.

Leave climbing and close inspections to the pros — roof work is dangerous, especially on windy Cape days.

Worried about your roof? Don’t wait until the next storm. Hutchinson Exterior Pros provides free inspections for Cape Cod homeowners. Licensed, insured, and backed by strong warranties.👉 [Schedule Your Free Roof Inspection Today]

Homeowner Scenarios (Hypothetical)

Sometimes the signs aren’t obvious until you imagine how they play out in real homes. Here are a few examples Cape Cod homeowners might relate to:

Sandwich: A homeowner notices moss growing on the shaded, north-facing side of their roof and higher-than-usual heating bills. An inspection might reveal shingles nearing 20 years old with trapped moisture underneath. Replacing the roof at that stage could prevent costly interior repairs and improve energy efficiency.

Orleans: A family checking their attic on a sunny day spots tiny beams of daylight shining through the boards. While no leaks have appeared yet, those small gaps could let water in during the next nor’easter. Addressing it early with a replacement would avoid water damage to insulation and ceilings.

Barnstable: After a strong fall storm, a homeowner finds shingles scattered in the yard. From the ground, the roof looks mostly intact, but closer inspection could show multiple lifted shingles and granule loss. Instead of patching repeatedly, a full replacement would provide better long-term protection.

Frequently Asked Questions

Q: How long does a new roof take?Most Cape Cod homes can be reroofed in 1–3 days, depending on size and weather. BUT: Reroofing over an existing roof isn't covered by the manufacturer because it's going over an existing roof, and it also could be covering up an underlying problem. 

Q: Do I need permits?Yes. Towns require permits, it’s governed by Massachusetts State Building Code (780 CMR). Licensed contractors handle this.

Q: Will insurance cover replacement?Storm damage often is; normal aging usually isn’t.

Q: Can I reroof over old shingles?While technically possible, it’s not recommended on Cape Cod. A full tear-off exposes hidden damage.

Q: What materials last longest here?Architectural asphalt shingles balance durability and cost. Metal roofing is more durable but pricier.

Q: Is financing available?Yes. Many Cape roofing companies offer financing plans to spread costs over time.

Q: What about cleanup?Professional roofers include full cleanup and disposal in the project cost.

Q: Can you take care of my siding? Yes! We offer affordable siding services for your Cape Cod home.

Final Takeaway

Your roof won’t last forever — especially here on Cape Cod. From curling shingles in Yarmouth to moss in Sandwich and leaks in Orleans, these signs mean it’s time to act.

Replacing your roof is a big investment, but it’s one of the smartest moves you can make to protect your home and family.

Hutchinson Exterior Pros is here to help — with honest inspections, clear explanations, and quality workmanship that lasts.

If you’re noticing any of these warning signs, the next step is understanding what a professional roofing service includes. Our Roofing Services page walks you through everything from full replacements to smaller repairs, with details on materials, warranties, and what Cape Cod homeowners can expect during the process. It’s the best place to learn how Hutchinson Exterior Pros can protect your home — and it ties directly to the signs we’ve just covered.