Roof Replacement

When a Roof Needs Full Replacement

Roof replacement is not a decision anyone makes lightly. It is a full tear-off of the old roofing system down to the deck, an inspection of every sheet of plywood or OSB, and a complete re-roof with new materials, new underlayment, and new flashing. We do replacement work on homes, rental properties, and light commercial buildings across the country, and we approach every job the same way: strip it clean, fix what is hiding underneath, and build it back right.

A roof reaches the end of its service life when repairs start stacking up faster than they make sense. Curling shingles across large sections, recurring leaks in different spots, granules filling the gutters every season, daylight visible through the deck in the attic — these are the signs that a patch will not hold and a replacement is the honest answer.

Replacement vs. Repair: How to Decide

Not every damaged roof needs a full replacement. The decision comes down to age, extent of damage, and deck condition.

Replacement makes sense when:

• The roof is within five years of the end of its expected lifespan
• More than 30 percent of the shingles are damaged or curling
• Multiple leak sources keep appearing after repairs
• The deck has widespread rot or delamination
• You want to upgrade the material or improve curb appeal

Repair makes sense when:

• The damage is limited to one area or a few shingles
• The roof is in the first half of its service life
• Flashing or a pipe boot is the only failure point
• Storm damage is localized and the rest of the roof is sound

We will always give you an honest assessment. If a repair will hold for years, we will say so. If replacement is the smarter investment, we will explain exactly why.

Materials We Install

Every roofing material has a different profile, cost range, and lifespan. We install all of them and help you choose what fits your budget, your climate, and the look you want.

Material	Typical lifespan	Cost per square (100 sq ft)	Best for
Architectural shingles	25 – 30 years	$350 – $550	Most homes, best value
Luxury / designer shingles	30 – 50 years	$500 – $900	Premium curb appeal
Standing-seam metal	40 – 70 years	$800 – $1,400	Long-term, energy efficiency
Clay or concrete tile	50 – 100 years	$700 – $1,200	Warm climates, Spanish style
Natural slate	75 – 200 years	$1,000 – $2,500	Historic homes, premium look
Cedar shake	30 – 50 years	$600 – $950	Natural aesthetic, Pacific NW

How We Replace a Roof

Our replacement process is straightforward and designed to protect your property throughout the work.

1. Tear-off — we remove every layer of old roofing down to the bare deck. No overlaying new material over damaged substrate.
2. Deck inspection — we check every sheet of plywood or OSB for rot, delamination, and sagging. Damaged sections are replaced before anything goes back on.
3. Ice and water barrier — self-adhering membrane goes down at eaves, valleys, and around penetrations where water is most likely to back up.
4. Synthetic underlayment — rolled out across the entire deck as a secondary moisture barrier.
5. Drip edge and starter shingles — metal drip edge at eaves and rakes, starter strips along the eaves for a clean seal line.
6. Field shingles — installed per manufacturer specs with proper exposure, fastener pattern, and nail depth.
7. Ridge caps and ventilation — ridge vent installed under cap shingles for balanced attic airflow.
8. Flashing replacement — step flashing at walls, counter flashing at chimneys, pipe boot collars, and valley metal — all new, none reused.
9. Cleanup and walkthrough — magnetic nail sweep, debris removal, final inspection with you on site.

What a Roof Replacement Costs

The total cost depends on material choice, roof size, pitch, number of layers being torn off, and deck repairs needed.

Component	Typical range
Tear-off and disposal	$1,000 – $3,000
Deck repairs (per sheet)	$70 – $120
Architectural shingle system	$8,000 – $18,000
Metal roofing system	$15,000 – $35,000
Tile roofing system	$20,000 – $45,000
Slate roofing system	$30,000 – $80,000+

Every replacement includes a written workmanship warranty and manufacturer material warranty. We handle all warranty registration.

How to Make Your New Roof Last Longer

A replacement roof is a significant investment. These habits protect it.

• Keep gutters clean and flowing freely so water does not back up under the eaves
• Trim tree limbs that overhang the roof to reduce debris, moss, and impact risk
• Inspect flashing after every severe storm — the sealant joints are the first place leaks start
• Ventilate the attic properly so heat and moisture do not bake the shingles from underneath
• Schedule a maintenance inspection every two years to catch small issues before they grow

Why Homeowners Choose Us for Replacement

We have replaced roofs on homes in every climate zone in the country. Our crews are licensed, insured, and trained on every major roofing system. We pull the proper permits, we carry the right insurance, and we stand behind our work with a real written warranty — not a verbal promise.

We also understand that a roof replacement disrupts your life. We show up on time, we protect your landscaping and siding during the work, we clean up every day, and we finish on schedule. The job is not done until you walk the property with us and approve the work.

Ready for an honest roof replacement estimate? Call us or request a free inspection online — we will assess your roof, explain your options, and give you a written quote with no pressure.

Roof Replacement Process

1. Pre-job planning — materials ordered, permits pulled, project timeline confirmed with you
2. Material delivery — shingles and supplies delivered to your property; placed on the roof or driveway
3. Protection setup — tarps and plywood laid over landscaping, siding, and driveways; magnetic nail zones marked
4. Tear-off — existing roofing stripped to the deck; every layer removed, no layering over compromised material
5. Deck inspection — every sheet of sheathing probed for rot; damaged sections cut out and replaced
6. Ice and water shield — applied at eaves, valleys, and all penetrations in cold climates
7. Synthetic underlayment — full-coverage underlayment installed over the entire deck
8. Flashing — new flashing at every chimney, wall, skylight, vent, and penetration
9. Shingle installation — new shingles installed per manufacturer specifications with starter strips and hip and ridge cap
10. Ventilation — ridge vent and soffit vent upgraded if needed to meet current code
11. Cleanup — magnetic nail sweep, debris removal, gutter flush; property left cleaner than we found it
12. Final walkthrough — we walk the property with you and confirm the work meets your expectations

Roof Replacement Cost by Material

Material	Cost per square (100 sq ft)	Typical home total	Lifespan
3-tab asphalt	$350 – $550	$7,000 – $12,000	15 – 20 years
Architectural asphalt	$450 – $750	$9,000 – $16,000	25 – 30 years
Standing seam metal	$700 – $1,200	$14,000 – $25,000	40 – 70 years
Concrete tile	$400 – $800	$8,000 – $16,000	40 – 60 years
Clay tile	$600 – $1,200	$12,000 – $25,000	75 – 100+ years
Slate	$800 – $2,500	$16,000 – $50,000+	75 – 200 years

Costs depend on roof size, complexity, local labor rates, and the number of layers being torn off. We provide a detailed, line-item quote so you see exactly what you are paying for.