When repair stops making sense
Most asphalt shingle roofs last 20 to 25 years. Past that point, patching one leak usually just moves the problem to the next weak spot. We recommend replacement when we see several of these together:
- Shingles that are curling, cracking or missing in more than one area
- Heavy granule loss, with bare spots on the shingles or grit piling up in the gutters
- Leaks in more than one place, or leaks that come back after repair
- Soft or sagging spots that point to a damaged roof deck
- Daylight or water stains on the attic side of the decking
What a full replacement includes
We tear the old roof off down to the deck instead of laying new shingles over old ones. That lets us find and replace rotted sheathing, and it keeps your manufacturer warranty valid.
- Removal of old shingles and underlayment, with your landscaping protected
- Inspection of the roof deck and replacement of any damaged boards
- Ice and water shield in valleys and along eaves, synthetic underlayment everywhere else
- New drip edge, pipe boots and step flashing at walls and chimneys
- Ridge or box ventilation sized to your attic
- Shingles fastened to the manufacturer’s nailing pattern
- Magnetic sweep for nails and a final walkthrough with you
Choosing a roofing material
Architectural asphalt shingles are the most common choice for homes here: they are affordable, come in dozens of colors and carry long manufacturer warranties. Impact-rated shingles cost a little more and can lower insurance premiums. Stone-coated steel costs more up front and lasts several times as long. We will price the options side by side so you can compare.
How long it takes
Most homes are done in one or two days, weather permitting. Steep roofs, multiple layers to remove or large amounts of deck repair can add a day. We schedule around the forecast and never leave a roof open overnight.
