Should I Be Worried About a Roof That’s 20+ Years Old? A Southeast Idaho Homeowner’s Guide

If you're buying a home or currently own one in Southeast Idaho with a roof that's over 20 years old, it's natural to ask: Is it time to worry? The answer depends on several factors—roofing material, maintenance history, local weather patterns, and whether the roof has been professionally inspected. Here's what you need to know.

Why Roof Age Matters in Southeast Idaho

In Southeast Idaho, homes are exposed to a unique blend of climate conditions—snow loads in winter, freeze-thaw cycles, and intense summer sun. These factors can accelerate roof wear and tear. A roof that’s 20+ years old is likely nearing the end of its useful life, especially if it's made from asphalt shingles, which typically last 20–25 years.

Other materials have longer life spans—metal can last 40–70 years, and tile even longer. But even long-lasting materials can develop problems if not properly maintained or installed.

Top Signs an Older Roof May Be Failing

Even if there are no obvious leaks, an older roof can have hidden issues. Here are the most common warning signs:

1. Curled, Cracked, or Missing Shingles

Shingles that are curling or cracking indicate advanced aging. Missing shingles leave your roof deck exposed to the elements, increasing the risk of leaks.

2. Granules in the Gutters

As shingles break down, they shed granules that end up in your gutters. This is a clear indicator that your roof is deteriorating.

3. Sagging or Uneven Rooflines

Sagging areas may suggest structural issues, often caused by moisture intrusion or rot beneath the surface.

4. Water Stains or Mold in the Attic

Check your attic for signs of water damage or mold. Leaks often start small and hidden, worsening over time if unaddressed.

5. Flashing and Chimney Issues

Older flashing can corrode or loosen, especially around chimneys or roof valleys—key leak points that should be inspected regularly.

The Role of a Home Inspection for Older Roofs

If you're considering purchasing a home with an aging roof—or if you own one—it’s critical to schedule a professional home inspection. At Vantage Point Inspections, we conduct thorough roof evaluations, including:

• Shingle condition and coverage

• Roof decking and structure integrity

• Ventilation system efficiency

• Gutter and drainage performance

• Detection of leaks, mold, or rot

  
  

An inspection provides an objective report of the current condition and potential replacement needs, which can help you plan or negotiate repairs before purchasing a home.

Should You Replace or Just Repair?

Not every 20-year-old roof needs to be replaced immediately. If the structure is sound and damage is minimal, a targeted repair may extend the roof's life by a few more years. However, replacement may be the more cost-effective and safer choice if the roof is significantly degraded.

Keep in mind that some insurers are hesitant to write new homeowner policies on properties with roofs over 20 years old, especially without a recent inspection.

What Southeast Idaho Buyers and Sellers Should Know

If you’re buying or selling a home in Southeast Idaho, a 20+ year-old roof can be a dealbreaker—or a bargaining tool. Sellers may be required to replace the roof or adjust the price. Buyers can request roof repair credits or replacements based on the inspection report.

In competitive markets like Idaho Falls, Pocatello, and Rexburg, a locally trusted inspection team can make all the difference in ensuring a smooth, informed real estate transaction.

Don’t Ignore an Aging Roof

If your roof is over 20 years old, it’s not a matter of if it will fail—it’s when. Don’t wait for a leak to cause major damage. Contact Vantage Point Inspections today to schedule a detailed roof inspection and get peace of mind.

Schedule Your Inspection Today!