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Roof replacement
What a new roof actually includes.
A replacement is more than new shingles. It is a whole system working together. Here is every step, in the order it happens, so nothing is a mystery.
Nine steps from old roof to new
We walk the roof and write it all down
Before any work, you get a written scope: the size of the roof, the layers to be removed, the materials, the flashing, ventilation and the price for any damaged decking. Nothing is left to a handshake.
We protect your home and garden
Tarps go over shrubs and beds, windows and AC units are covered where needed, and we agree where the bin and the trucks will sit. Things inside should be moved away from the ceilings below the roof.
Tear-off, down to the wood
The old shingles, underlayment and worn flashing come off completely, so we can see what the roof is made of. Laying new shingles over old hides problems, so we prefer to start clean.
Deck inspection
We look at every sheet of roof decking, press on the doubtful spots and photograph anything soft or rotten. This is where the hidden-damage policy applies, and you decide before any extra work happens.
Underlayment, your backup layer
A water-resistant underlayment covers the whole deck. A self-sealing membrane goes at the eaves and valleys, where water likes to sit and creep. If a shingle is ever damaged, this is the layer that keeps your ceiling dry.
New flashing and drip edge
Flashing is the metal that sheds water at chimneys, walls, valleys and pipes. We replace it rather than reuse tired pieces, and fit a drip edge so water drops into the gutter and not behind it.
Ventilation
A roof has to breathe. Air needs a way in at the eaves and a way out at the ridge, otherwise heat and moisture build up in the attic and wear the roof from below. We check your current setup and fit what the roof needs.
Shingles, laid by the book
Shingles are installed in straight courses with the nailing pattern the manufacturer calls for, then the ridge caps finish the peaks. This is the part you see, but the steps before it are why it lasts.
Cleanup and a final walk
We remove debris, sweep the grounds and run a magnetic sweeper over the lawn and driveway for nails. Then we walk the roof, the garden and the gutters together, and go through any questions.
The part people worry about
What if you find damage under the old shingles?
It is a fair worry, because nobody can see the wood until the roof is off. So we agree how it will work before we start, not in the middle of the job.
- It is priced up front. Your written estimate lists a price per sheet of damaged decking, so there is no guessing later.
- You see it. If we find soft or rotten boards, we stop and take photos.
- You decide. We explain what we found and ask before doing any extra work.
- You pay for what was needed. Only the boards that were replaced are charged, at the price you agreed.
For example, a few sheets might be an extra cost of a few hundred dollars Illustrative. It is only an illustration, not a quote.
Included, and not included
Every roof is different, and the written estimate is the final word. This is the general picture.
Normally included
- Protection for the garden and house
- Removal and disposal of the old roof
- Deck inspection, with photos of anything doubtful
- Underlayment and eave and valley membrane
- New flashing and drip edge
- Ventilation suited to your roof
- Shingles and ridge caps, installed to the maker’s instructions
- Daily cleanup and a magnetic nail sweep
Usually priced separately
- Damaged decking found after tear-off, at the agreed price per sheet
- Rotten fascia or soffit boards
- Gutter repair or replacement
- Chimney repair, such as the brickwork or cap
- Skylight replacement
- Extra permit or inspection fees where they apply
Want to see what yours would include?
Tell us a little about your home. If you are not sure whether you need a repair or a replacement, say so. That is the most useful place to start.