Roofing in Montgomeryville, PA

A crossroads that filled in with developments

Montgomeryville isn't a borough with an old main street. It's the busy part of Montgomery Township around Five Points, where Bethlehem Pike, Horsham Road, Cowpath Road and Doylestown Road meet, with the Route 202 Parkway running across the south side. The old farmland around it was built out in planned developments: single-family neighborhoods, townhome communities, and offices and shopping along the main roads. A few traces of the farm years are left, like the historic Knapp Farm on Knapp Road.

For roofs, that means two things. First, a lot of houses here were built in waves, so whole neighborhoods are on the same roof clock and many are on their first or second set of shingles. Second, a large share of homes sit in communities with an HOA, which adds rules about color, style and timing. Neither is a problem if you know about it before you sign anything.

Re-roofing one unit in a townhome row

In a row of attached townhomes, each roof runs straight into the next. Ideally the whole row is done together. Often it isn't, because owners bought at different times and have different budgets. One unit can be re-roofed on its own, but a few things have to be right.

1. Get the approved shingle in writing. Most HOAs pick a manufacturer, line and color so the rows match. Ask the management company for the approved product before you get estimates, so every roofer prices the same thing.
2. Ask how the ends are tied in. Where your new roof meets your neighbor's older one, the shingles have to be woven or stepped in so water runs over the joint, not into it. Ask your roofer to explain how they'll do it.
3. Look at the firewalls and parapets. Some rows have a raised wall or a metal-capped divider between units. The flashing along those walls is a common leak spot and should be replaced, not reused.
4. Give the neighbors notice. There will be a dumpster, ladders and noise for a day or two. A heads-up a week ahead keeps everyone friendly and the driveway clear.
5. Ask if anyone else in the row is ready. If the unit next door is the same age, doing both at once usually costs each owner less and leaves one continuous roof with no seam to fail.

Color matching is never perfect: Even the same shingle in the same color looks a little different next to one that has had 15 years of sun. It weathers in over time. If your HOA is strict about appearance, ask them how they handle it before work starts, not after.

Signs a Montgomeryville development roof is near the end

Most single homes here have fairly straightforward roofs, often with a front gable or two, an attached garage and a few valleys. You can learn a lot from the ground and the attic without climbing up.

• Granules piling up at the bottom of downspouts, or bare dark patches on the shingles
• Shingle edges curling up or tabs cupping on the sunniest slope
• Several neighbors with the same model house have re-roofed in the last few years
• Daylight, damp insulation or dark stains on the roof boards when you look in the attic
• A valley that looks worn or wavy compared with the rest of the roof

One or two of these can mean a small roof repair buys you years. Several at once usually means it's time to plan a roof replacement. Our rule of thumb: once a repair would cost more than about 30% of a new roof, put the money toward the new roof.

Flat roofs on small commercial buildings

Along Bethlehem Pike and the roads around the mall there are plenty of small offices, shops and flex buildings with low-slope roofs. Those roofs fail in different ways from shingles: water ponds in low spots, seams open, and the flashing around rooftop units and drains wears out. Most of it is caught early with simple upkeep.

• Keep drains and scuppers clear of leaves and debris, especially in the fall.
• After a heavy rain, note any spot where water is still standing two days later.
• Watch the ceiling tiles under rooftop units; a stain there usually means the curb flashing.
• Plan maintenance on a modified bitumen roof about every 3 years. Ours starts at $350.

A well-kept modified bitumen roof typically lasts about 10 to 20 years or more. See commercial roofing and flat roofing for what we install.

Who you are hiring

Armstrong Roofing is family-owned, and owner Jim Armstrong personally oversees every job. The team brings 50+ years of combined roofing experience. We're GAF certified, licensed in Pennsylvania (#PA164826), insured with general liability and workers' compensation, BBB A+ rated, and we have a 5.0 rating from 200+ reviews on Google.

• Free inspection with photos you can send to your HOA or property manager
• Written, line-item estimate before any work starts
• 25-year workmanship warranty on asphalt shingle roof replacements
• Financing available through Hearth, our financing partner

We also work in nearby Hatfield, Warrington and across Montgomery County.

What it usually costs

A single townhome unit usually sits at the low end of the replacement range; larger single homes sit higher. Flat roofs on small commercial buildings are priced by size and condition after we see them.

• Roof Repair: $350 – $2,500
• Roof Replacement: $6,500 – $18,000
• Flat Roof Repair: $350 – $1,800
• Flat roof maintenance (every 3 years): $350 and up
• Commercial Roofing: $5,000 – $40,000

Questions we get asked

Do you work in all of Montgomeryville?

Yes. We work across Montgomery Township, from Five Points and Bethlehem Pike to the neighborhoods off Horsham Road, Knapp Road, Stump Road and along the Route 202 Parkway.

Can you re-roof just my townhome if my neighbors are not ready?

Yes. We tie your new roof into the neighbors' roofs at each end and replace the flashing along any dividing walls. Get your HOA's approved shingle and color in writing first so the estimate matches what the community allows.

Does my HOA have to approve a new roof?

In most townhome communities and many single-home developments, yes, at least for color and style. Check your community documents or ask the management company before you sign with a roofer. We can send photos and the product details for the approval.

How much does a new roof cost in Montgomeryville?

Most roof replacements we do run between $6,500 and $18,000. A single townhome unit sits near the low end; larger single homes with more valleys or two layers to remove sit higher. You get a free written estimate after we see the roof.

Do you repair flat roofs on commercial buildings?

Yes. Our typical flat roof repair range is $350 to $1,800, and maintenance on a modified bitumen roof, recommended about every 3 years, starts at $350. Larger commercial projects are quoted after an inspection.

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 Replacement: Full tear-off and new roof when repairs stop making sense. Written, line-item estimate before anything starts.
• Roof Repair: Leaks, missing shingles, flashing and vents. We fix the problem and tell you honestly how much life the roof has left.
• Commercial Roofing: Roof repair and replacement for small commercial buildings, offices and multi-unit properties.
• Flat Roofing: Low-slope roofs over porches, additions and row homes, where ponding water is the enemy.
• Roof Inspection: A free, top-to-bottom look at your roof with photos, so you know what you actually need before you spend anything.
• Shingle Roofing: Architectural asphalt shingle repair and installation, the roof on most homes around here.
• Montgomery County: Where we do most of our work, from Horsham out across the county.
• Hatfield: Hatfield borough and township, from older homes to newer developments.
• North Wales: Borough homes and newer developments around it.
• Lansdale: Twins, singles and older borough homes.
• Chalfont: Borough and surrounding townships in central Bucks.
• Warrington: Warrington Township developments just north of Horsham.
• Horsham: Home base. Our shop is here.