Signs it's time
- Curled edges or cupped tabs (Owens Corning).
- Bald spots where granules are gone (Owens Corning). Note: on a brand-new roof, some granule loss and slight curling can be normal (CertainTeed).
- Cracked or missing shingles (Owens Corning).
- Age. Owens Corning flags roofs 20 years or older; InterNACHI estimates about 20 years for 3-tab and 30 for architectural shingles (Owens Corning, InterNACHI).
- From the attic: water stains on rafters or roof decking, wet insulation or mold (CertainTeed), daylight through the boards, or sagging framing (InterNACHI).
Minnesota's big one: ice dams
Ice dams form when heat escaping from the house melts snow on the roof, and the water refreezes at the colder eaves. The University of Minnesota Extension says air leaks into the attic are the major cause in many homes (UMN Extension), and the Minnesota Department of Commerce says warm attic air leaks are the primary cause (MN Commerce).
So a new roof alone won't fix ice dams. What does, per Extension and Commerce:
- Air-seal the ceiling between the house and attic first.
- Then add insulation. Commerce says going to R-60 in the attic provides a good barrier; code minimum for new homes is R-49 (MN Commerce).
- Don't rely on more roof vents: Commerce says adding vents won't fix the problem (MN Commerce).
In the moment: don't chip ice, use chemicals or heat. Commerce warns that damages shingles and gutters, and that heat cables shorten roof life. A roof rake can remove snow but may damage shingles; Commerce suggests a professional with steamers for ice dam removal (MN Commerce, MN Commerce, UMN Extension).
When you do replace the roof: Minnesota code requires ice barrier from the eaves to at least 24 inches inside the exterior wall (MN Residential Code R905.1.2), which helps stop ice dam water from getting in.
Rebates that help with the real fix
- Xcel Energy: attic insulation rebates up to $1,200 (pre-job R-19 or less, post-job R-49 or more) and air sealing at 40% of cost up to $600, done together (Xcel Energy).
- CenterPoint Energy: attic air sealing $750, or $1,300 with qualifying attic insulation, through an eligible installer (CenterPoint).
When to get the roof checked
CertainTeed recommends a professional inspection at least once a year (twice is ideal) and after major storms (CertainTeed); NRCA recommends inspecting all roofs affected by severe weather, regardless of how they look (NRCA). After hail, see our hail damage guide.
Snow on the roof
Extension says a house built to current code shouldn't have a structural problem from typical snow, and that anyone on a roof in winter risks injury; contact professionals (UMN Extension).
What it costs in the Twin Cities
Angi puts roof replacement in Minneapolis at $9,988 on average, typically $6,316 to $13,812 (Angi Minneapolis). See shingle types for what drives the price.