Roofing in Doylestown, PA: the borough and the township around it

Two different Doylestowns, two different kinds of roof

When someone says Doylestown, they might mean the borough, the walkable old town around the courthouse, or the township that wraps all the way around it. The roofs could hardly be more different, so the first thing we ask is which one you're in.

The borough: steep, old and full of flashing

Most of the houses on Main, State, Court, Pine and Broad Streets went up between the early 1800s and the 1940s. Federal and Victorian houses, stone colonials, steep roofs with dormers, and big chimneys built into stone or brick. Some still have their original slate. These roofs have a lot of joints: every dormer, chimney and wall meeting the roof is a place where metal flashing seals the gap. After a century of patching, that flashing is where most leaks start.

The township: subdivisions now on their first or second roof

Out around Cross Keys, along Route 611 and off Swamp Road, most houses are colonials and larger two-stories built from the 1980s on. They have asphalt shingles, more hips and valleys than a simple rancher, and a lot of them still have the shingles the builder put on. Those builder-grade shingles are wearing out across whole neighborhoods at once. Here the question is usually repair or replace, not how to save an old roof.

Why a leaking old Doylestown roof often does not need replacing

On the older borough houses, the roof covering often isn't the problem. Slate can outlast several sets of flashing, and a well-built steep roof sheds water fine until the metal around the chimney rusts through or someone smears roof cement over a joint instead of fixing it. If you've been told your whole roof is shot because of one leak by the chimney, get a second look.

• Chimney flashing pulled away from the stone or brick. The most common leak on these houses. It needs new metal, not more caulk.
• Slipped or cracked slates. Usually the old nails have rusted through, not the slate itself. Each gap lets water in.
• Dormer walls and cheeks. Where the side of a dormer meets the roof, small step flashing pieces fail and water runs into the wall.
• Built-in or box gutters on older houses, which can leak straight into the wall when the lining fails.
• Ice at the eaves. Old houses with little attic insulation get ice dams on the north side almost every hard winter.

In the historic district? Talk to the borough first: Much of the borough sits in a historic district, and changes you can see from the street can need review before work starts. Check with the borough before you settle on a new material or color. A repair that matches what's already there is usually the simplest route.

How to check a Doylestown roof without climbing on it

Slate and steep roofs are easy to damage by walking on them, and dangerous. You can learn a lot from the sidewalk and the attic.

1. Walk around with binoculars. Look for gaps in the rows, slates or shingles lying in the gutter or the yard, and rust-colored streaks below the chimney.
2. Look at the chimney top. Cracked mortar or a crumbling crown lets water down the inside of the chimney, which looks like a roof leak from inside.
3. Go into the attic after a rain. With a flashlight, check the boards around the chimney and under any dormer. Wet wood or dark stains show where water is getting in.
4. Note where the stain is inside. Take a photo of any ceiling stain and where it sits in the room. It helps us find the source on the first visit.

If you see something, call us for a free roof inspection. We'll photograph what we find and tell you what needs doing now and what can wait.

Trees, storms and aging shingles in Doylestown Township

The township has a lot of mature trees, especially in the older sections and toward Buckingham. Shaded north slopes grow moss and dark algae streaks, and summer storms drop limbs onto roofs. Trimming anything that touches the roof is the cheapest maintenance there is. If a limb does come through, see storm damage repair: we tarp it, document it for your insurer and can meet the adjuster.

On subdivision houses from the '80s and '90s, watch for granules piling up in the gutters and shingles curling on the south and west slopes. Those are signs the shingles are near the end. Our rule of thumb: once a repair would cost more than about 30% of a new roof, put the money toward replacement.

Doylestown is a short drive up Route 611 from our base in Horsham. We also work in nearby Chalfont, Warminster and Newtown, and across the rest of Bucks County.

What it usually costs

Flashing and chimney work on a borough house usually falls in the repair range. Replacement cost depends on size, steepness and how cut up the roof is: a big township colonial with lots of valleys sits higher than a simple gable.

• Roof Inspection: Free
• Roof Repair: $350 – $2,500
• Roof Replacement: $6,500 – $18,000
• Storm Damage Roof Repair: $550 – $6,000
• Emergency Roof Repair: $550 – $3,250

Questions we get asked

Do you work in Doylestown Borough and Doylestown Township?

Yes, both. That covers the borough streets around the courthouse, like Main, State, Court and Pine, and the township out to Cross Keys, Route 611 and Swamp Road. We're based in Horsham, a short drive down 611.

My old Doylestown house has a leak by the chimney. Do I need a new roof?

Usually not. On older borough houses the leak is most often failed chimney flashing, not the roof covering. New flashing is a repair, and we'll tell you if that's all it needs after a free inspection.

Do I need approval to replace a roof in the borough?

If your house is in the historic district, visible changes can need review before work starts. Ask the borough before you choose a material or color. Matching what's already there is usually the easiest path.

How much does a new roof cost in Doylestown?

Most roof replacements we do run between $6,500 and $18,000. Steep borough roofs and large township colonials with many valleys sit toward the higher end. You get a free, written, line-item estimate after we've seen the roof.

My township house still has its original shingles. Repair or replace?

If the shingles still lie flat and hold their granules and the problem is in one spot, repair it. If they're curling, bald or leaking in several places, plan a replacement. We stop recommending repairs once a fix would cost more than about 30% of a new roof.

Can I walk on my slate roof to check it?

No. Slate cracks under foot and is slippery, especially when wet. Use binoculars from the ground and check the attic with a flashlight instead.

Are you licensed and insured?

Yes. PA license #PA164826, with general liability and workers' compensation insurance. We'll show you proof before any work starts.

Related pages

• Roof Repair: Leaks, missing shingles, flashing and vents. We fix the problem and tell you honestly how much life the roof has left.
• Roof Replacement: Full tear-off and new roof when repairs stop making sense. Written, line-item estimate before anything starts.
• Roof Inspection: A free, top-to-bottom look at your roof with photos, so you know what you actually need before you spend anything.
• Storm Damage Repair: Wind, hail and fallen limbs. We document the damage with photos and work with your insurance adjuster.
• Emergency Roof Repair: Active leak or storm damage? Call any time, day or night. We tarp it to stop the water, then make the permanent fix.
• Gutter Repair: Sagging, leaking or overflowing gutters fixed before they rot your fascia.
• Bucks County: Warminster, Doylestown, Newtown, Yardley, Chalfont and everywhere in between.
• Chalfont: Borough and surrounding townships in central Bucks.
• Warminster: Our neighbor to the north; lots of 1950s-70s ranchers and splits.
• Newtown: Historic borough and big suburban developments.
• Roof Replacement in Warminster, PA: Full roof replacement in Warminster.
• Lansdale: Twins, singles and older borough homes.
• North Wales: Borough homes and newer developments around it.
• Horsham: Home base. Our shop is here.