need a new roof???

I am a first time homebuyer and just had a home inspection done this morning ... very educational. The item of interest in this post is the roof. It is a moderately sloped roof with 1 layer of asphalt shingles. Per the seller, it was replaced in 1993. The inspector ages the roof at 12+ and considers it a high replacement probability w/in the next 5 years given the following: aged shingles are pitting throughout (esp. on south side), numerous nail pops throughout, active leak and rotted sheathing near chimney. The active leak will be fixed regardless of any roof repair per contract. My question is: do the above roof problems (minus the active leak) indicative of a roof needing replacement or moreover, what are signs of a roof needing repair? Any cost-effective fixes that I may be able to do?

Thanks

 

If you're located in an area with a lot of hot sun, it shortens the life of the shingles.
Cupping and curling are a good sign that the shingles will need to be replaced fairly soon.
If they're cupped and curled, they are more likely to blow off in a storm. You can remove the bad shingles and replace them as a temporary fix until you re-roof. Do a Search above on Roofing.
I agree with your inspector. You're probably going to need a new roof job in the next five years.
Good luck!
Mike