How to Know When It’s Time to Replace Your Roof in Utah

Written By Austin Josie

5 Signs Your Shingle Roof Might Be Due for a Reroof

As a homeowner in Utah, your roof is your first line of defense against snow, sun, wind, and hail. But most people don’t think about replacing it — until it’s already leaking.

Knowing when it’s time for a reroof can help you avoid costly interior damage and take advantage of warranty options or insurance coverage before problems get worse. Whether you're in Salt Lake, Summit, or Davis County, here are five clear signs it might be time to replace your asphalt shingle roof.

Shingle Roof inspected by Brady Roofing in Davis County, UT

Shingle Roof inspected by Brady Roofing in Davis County, UT.

1. Curling or Buckling Shingles

Look for shingles that are:

  • Curling at the edges

  • Lifting in the center (buckling)

  • Warped in shape

These distortions are often caused by heat exposure, old age, or moisture trapped under the shingle. They reduce water resistance and make your roof more vulnerable to wind damage. The example inspection photo above provides an example of a roof past it’s lifecycle. Because of the condition of the shingles, this home had continual leaks that led to great replacement costs due to mold, rotted wood, and other water damage.

2. Granule Loss or Bald Spots

Shingles are coated with protective granules — when those start wearing off, you’ll notice:

  • Bare patches or shiny areas

  • Granules accumulating in gutters or at downspouts

Granule loss compromises UV resistance and accelerates shingle breakdown. If you’re seeing widespread granule wear, your roof’s protective layer is fading fast. The shiny areas are the fiberglass matting shining through, which is was binds the shingle together. Once the fiberglass matting is damaged, the protection the shingle provides for you home is almost gone.

3. Consistent Leaks or Water Stains

A telltale sign it’s time for a reroof is:

  • Recurring leaks, especially after storms

  • Water stains on ceilings or walls

  • Rusted or stained vent boots and flashing

Leaks often mean the underlayment has failed — not just the surface shingles. At this stage, patching may not solve the problem. Leaks require a closer inspection to see if damage has been done to the decking of the roof, walls, windows, etc. Brady Roofing provides a free inspection for homeowners with leak concerns and we have repair crews on staff with 24 hour response time.

4. Roof Age (20+ Years)

Even if it looks “okay” from the ground, an older roof might be at the end of its lifecycle. Most architectural shingles are rated for 25–30 years — but exposure to Utah’s sun, snow, and temperature swings can shorten that.

If your roof is 20+ years old and showing any wear, contact Brady Roofing for a free inspection.

5. Storm or Hail Damage

Utah gets its share of hailstorms and microbursts with 70+ mph winds. Even minor damage can void warranties or cause future leaks. Warning signs include:

  • Missing shingles

  • Soft spots (when walking the roof)

  • Visible impact marks or bruising

Some damage isn’t visible without a close inspection — especially after wind events. Missing shingles, impact spots, and soft spots compromise the integrity of the shingle and can lead to premature shingle breakdown with freezing temperatures and hot summer temperatures.

Roof with missing shingles inspected by Brady Roofing in Salt Lake County, UT.

Roof with missing shingles inspected by Brady Roofing in Salt Lake County, UT.

As seen in this picture, multiple components of this 3-tab shingle are completely missing. This allows water to penetrate past the first layer of defense and cause further damage.

Brady Roofing is a Preferred Contractor with Owens Corning, Malarkey, and CertainTeed which means:

  • We install according to manufacturer specs

  • We offer extended material and 5 year workmanship warranties

  • We provide a solution custom to your home and situation. Brady Roofing has repair crews on staff to offer roof repairs, which means we don’t pressure you to do the whole roof and you save money.

And unlike many other roofers, we use only in-house crews — no subcontractors, no corners cut.

👉 Request a Free Quote or Schedule a Roof Inspection with Brady Roofing today. We’ll give you honest answers and a clear plan to protect your home for decades to come.

Austin Josie
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