If you own a home in Thousand Oaks or anywhere nearby, chances are your roof is older than you think. Many of the homes built in this region were constructed 30 to 50 years ago—and for a lot of homeowners, that means the roof hasn’t just aged—it’s overdue for replacement.
At Shelter Roofing and Solar, we’ve seen this firsthand. We’ve worked on roofs across the Conejo Valley for over 40 years. We’ve also seen what happens when roof replacement gets pushed off: water damage, escalating repair costs, insurance issues, and in some cases, devalued property.
This guide is designed to help you avoid that. If you’re asking yourself when to replace your roof, this article breaks down the key signs you need a new roof and how to know it’s time for a roof replacement—specifically for homeowners in Thousand Oaks and surrounding areas.
Your Roof Is an Asset—Treat It Like One
Think of your roof like any other asset. If it’s not performing, it’s costing you. Your roof protects everything underneath it: drywall, insulation, electrical systems, HVAC, and even your solar array if you’ve installed one. A failing roof eats away at your investment faster than you might think.
Many people wait until there’s a problem—usually a leak—but by then, the damage is already happening. Water doesn’t just stain the ceiling—it ruins insulation, causes mold, and can lead to structural issues. These are hidden costs that most homeowners don’t factor in until it’s too late.
Clear Signs You Need a New Roof
There are some obvious signs, and some subtle ones. Either way, it’s better to act before problems multiply.
The Roof Is 20+ Years Old
If your home still has its original asphalt shingle roof and is over two decades old, you’re on borrowed time. Even well-installed roofs break down due to heat, UV rays, and expansion/contraction cycles.
Shingles Are Curling, Cracking, or Missing
These aren’t cosmetic issues. Once shingles lose their shape or protective coating, they no longer shield your underlayment from water or wind. If you’ve got a patchwork of replaced shingles, the system has already started to fail.
Water Stains or Leaks
If you have water spots on your ceiling or walls, the leak started long before you saw the first drop. Water travels. By the time it becomes visible, it’s moved through insulation and wood framing—and possibly compromised both.
Sagging or Soft Roof Decking
A sagging roofline or soft spots when you walk on the roof (or when we inspect it) usually points to internal rot. That’s no longer a patch job—that’s a full roof system replacement.
How to Know It’s Time for a Roof Replacement
You’ve Repaired It More Than Once
If you’ve called for multiple repairs in the last few years, it’s time to stop throwing good money after bad. You don’t make money rehabbing the same problem over and over. A replacement gives you peace of mind and prevents deeper, hidden issues from getting worse.
You’re Installing Solar
Let’s talk about what we see all the time. Homeowners install solar on an older roof to “save money,” then have to tear it all off a few years later for a re-roof. That’s a waste of labor, time, and money.
If you’re adding solar, get the roof right first. At Shelter Roofing and Solar, we handle both—roof and solar under one roof, with one crew. No subcontractors, no finger-pointing.
You’re Planning to Sell in the Next Few Years
A roof is a deal-breaker or deal-maker during a home sale. Buyers will either use an aging roof as a reason to lower their offer, or they’ll walk away entirely. A clean, new roof with solid warranties gives you leverage and makes your home stand out in a competitive market.
Real Talk About Roofs in Thousand Oaks
We know this market. Most homes in Thousand Oaks feature composition shingles, concrete tile, or clay tile. These were the go-to roofing types decades ago, and many are still functioning—barely. But materials break down, underlayments wear out, and the original installation may not have been built for longevity.
Add in our seasonal rain and intense sun, and it’s not surprising we see problems start in year 20–25.
We also know this: a lot of roofs here are functioning, but not performing. That means they’re not leaking today—but they’re vulnerable. It only takes one storm, one strong wind, or one backed-up gutter to trigger expensive interior damage.
What Shelter Roofing and Solar Brings to the Table
Here’s the difference. We don’t just replace your roof—we assess your home like a long-term investment. We want to know what’s working, what’s not, and how to build a roof system that pays you back in energy savings, resale value, and durability.
Professional Estimates Backed by Technology
We use industry-leading tools like EagleView and SumoQuote to give you accurate measurements, fast pricing, and no fluff. You’ll see what we see—line by line, with images and details.
Quality You Can Count On
We install roofing products from CertainTeed, GAF, Owens Corning, and Malarkey—because they last. Whether it’s a three-tab replacement or a full premium architectural system, we never cut corners.
Roofing and Solar Done In-House
We’re one of the only companies in the area doing both roofing and solar, fully in-house. No subs. Our crews are employees. Many have been with us 10, 20—even 30 years. That means consistent communication, jobsite accountability, and no surprises.
Long-Term Protection
We offer workmanship warranties up to 25 years. Most companies won’t put that in writing. We will. And we back it with 44 years of roofing experience and a full-service showroom you can walk into any day of the week.
Timing Your Roof Replacement
People often ask, “When’s the best time to replace my roof?” The real answer? Before you’re forced to.
That said, the dry season is ideal. Summer through fall tends to be our busiest window, and it’s when solar demand spikes due to high utility bills. If you’re thinking about combining roof and solar, late summer to year-end can help you take advantage of tax credits while avoiding weather delays.
Ready to Make the Smart Move?
If you’re seeing signs you need a new roof, or wondering how to know it’s time for a roof replacement, don’t wait until it becomes an emergency. Whether you’re protecting a family home or looking to increase your property’s value, your roof is too important to ignore.
Give Shelter Roofing and Solar a call at (805) 523-2461. We’ll give you a clear, honest evaluation of where your roof stands today—and what makes the most sense for your home and your wallet.
We’ve been roofing smart in Thousand Oaks for over four decades. Let’s do the same for you.
Go Smart with Shelter. Roofing. Solar. Batteries.
