Roofing questions, answered plainly
Cost
How much does a new roof cost?
Most asphalt shingle roof replacements we do run between $6,500 and $18,000. Where you land depends on the size and steepness of the roof, how many old layers come off, how much rotted plywood has to be replaced, and how many chimneys, skylights and valleys need flashing. Metal roofs run $5,000 to $25,000 depending on size and system. See roof replacement for how to compare estimates.
How much does a roof repair cost?
Most roof repairs fall between $350 and $2,500. A cracked vent boot or a few shingles is at the low end; rebuilt chimney flashing, valley work or replacing rotted decking costs more. Emergency repairs run $550 to $3,250.
Is the estimate free?
Yes. The inspection and the written, line-item estimate are free, with no obligation. You see photos of what we found and what each part of the job costs before anything starts.
Do you offer financing?
Yes, through our financing partner Hearth. You apply on Hearth's site and they handle the terms and approval, so any questions about rates go to them.
Repair or replace
Should I repair or replace my roof?
Repair it if the problem is in one area and the rest of the shingles still lie flat and hold their granules. Replace it if the shingles are worn out all over, you have leaks in more than one place, or the deck is soft. Our rule of thumb: once a repair would cost more than about 30% of a new roof, put the money toward the new roof. Try the repair-or-replace check.
How long does a roof last around here?
Older three-tab shingles usually wear out in about 15 to 20 years, and architectural shingles in about 25 to 30, if the attic is properly vented. Freeze-thaw winters, heavy tree cover and poor ventilation all shorten that. Age is a guide; the condition of the shingles is what decides.
What are the signs my roof is wearing out?
Sandy granules collecting in the gutters, bald or shiny patches on the shingles, shingles curling or cracking, leaks in more than one spot, and daylight through the roof boards in the attic. Any one of these is worth a free inspection.
Can I put new shingles over my old roof?
Sometimes it's allowed, but we rarely recommend it. A second layer hides rotted plywood and failed flashing, adds weight, and usually shortens the life of the new shingles. Tearing off lets us see and fix the deck.
Leaks, storms and insurance
What should I do if my roof is leaking right now?
Put a bucket under the drip, move valuables and electronics, and if the ceiling is bulging with water, poke a small hole in the center of the bulge over a bucket to let it drain. Then call (215) 824-6932. We answer 24/7 and get a tarp on the roof to stop the water, usually the same day. More on emergency roof repair.
What should I do after a storm?
Stay off the roof. From the ground, look for missing shingles, lifted edges and dented gutters, check the attic for wet spots, and photograph everything before cleanup. If water is coming in, call us first; then call your insurance company. See storm damage repair.
Does homeowners insurance cover roof damage?
It often covers sudden damage from wind, hail or a fallen tree. It generally does not cover a roof that has worn out with age. We photograph and document the damage, write the scope of work and can meet your adjuster at the house, but your insurer decides what is covered.
Someone knocked on my door after a storm offering a free roof. Should I sign?
Not on the spot. After big storms, out-of-area crews go door to door and ask homeowners to sign over their insurance claim. Get the roof looked at by a local, licensed roofer, read anything before you sign it, and talk to your insurer first.
Upkeep
How often should my roof be inspected?
Once your roof is about 15 years old, have it looked at every year or two, and after any major storm. It's also worth an inspection before you buy a house. Ours are free.
Why does attic ventilation matter?
A hot, damp attic cooks shingles from underneath in summer and causes ice dams in winter, when warm air melts snow that refreezes at the gutter edge. Good intake vents at the soffits and exhaust at the ridge keep the attic close to outside temperature, which makes the roof last longer.
How do clogged gutters hurt my roof?
When gutters back up, water sits against the roof edge and fascia board, rots the wood, and in winter helps ice dams form. It can also spill against the foundation. Clean them at least twice a year, more if you have big trees. See gutter cleaning.
Can I fix my roof myself?
You can safely do some things from the ground or the attic: keep gutters clear, trim branches back from the roof, and check the attic for leaks after heavy rain. Anything on the roof itself is risky, and a bad patch can hide a bigger problem. If you're not sure, call and describe it; we'll tell you if it can wait.
How do I get my roof ready for winter?
Clean the gutters after the leaves drop, trim branches over the roof, look for loose or missing shingles from the ground, and check that attic vents aren't blocked by insulation. If you had ice dams last winter, the fix is usually ventilation and insulation, not just the roof.
About Armstrong Roofing
Are you licensed and insured?
Yes. Armstrong Roofing LLC holds PA license #PA164826 and carries general liability and workers' compensation insurance. We'll show you proof of insurance before any work starts.
Where do you work?
We're based in Horsham, PA and work across Montgomery County, Bucks County and Philadelphia. See every town on our service areas page.
What kinds of roofs do you work on?
Mostly asphalt shingle roofs on homes, using architectural shingles from GAF, Owens Corning and CertainTeed. We also do metal roofing, flat roofs, small commercial roofs, skylights, gutters and siding.
Do you guarantee your work?
Yes. If something we did isn't right, we come back and make it right. The specific warranty terms for your job, including the shingle manufacturer's warranty, are written into your estimate so you know exactly what's covered.