Roofing in Warminster, PA

Whole streets of Warminster roofs wear out together

Warminster grew quickly from the 1950s into the '70s, much of it around the old naval air base at Johnsville. That left street after street of ranchers, split-levels and Capes, often built by the same builder in the same year with the same shingles. Later roofs went on in waves too. So when one house on the block gets a new roof, the neighbors' roofs are usually close behind.

That is useful information. If your neighbor just re-roofed and your house is the same model from the same year, it's worth having yours looked at before it leaks. Sometimes the answer is a few years left with a small repair. Sometimes it's time to plan.

The good news: most of these are simple roofs. Low to medium pitch, straight gables, few valleys. They cost less to repair and replace than a steep, cut-up roof on an old borough house in Doylestown.

What usually goes wrong on Warminster houses

Two layers of shingles

Plenty of Warminster houses had a second layer of shingles laid right over the first, years ago, to save the cost of a tear-off. It works for a while, but the top layer never lies quite flat, it runs hotter, and it hides whatever rot is underneath. When it's time to replace, both layers come off, which adds labor and dumpster weight. It's also why you shouldn't overlay a third time.

Low-slope sections on splits and additions

Split-levels and added-on family rooms often have a nearly flat section where the roof meets a wall. Shingles don't belong on a roof that flat, and that's where we find a lot of leaks. The fix is usually a proper flat roof membrane on that section, not more shingles.

Ice dams on ranchers and Capes

Houses from this era weren't built with much attic insulation or venting. Warm air melts the snow, and it refreezes at the gutter edge and backs up under the shingles. On a Cape, the knee walls upstairs are a common culprit. Better venting and insulation fix the cause, and an ice and water barrier at the eaves goes on when the roof is replaced.

Worn vent boots and chimney flashing

On a 20-year-old roof, the rubber collar around the plumbing vent cracks and leaks into the bathroom ceiling. Around the chimney, the flashing has often been covered in roof cement instead of replaced. Both are repairs, not reasons for a new roof.

Three quick checks you can do on a Warminster roof

1. Count the layers. From a ladder at the gutter edge, or a window that looks onto the roof, look at the edge of the shingles. If you see two stacked edges, you have two layers. That matters for your next replacement price.
2. Check the gutters for grit. Dark, sandy granules piling up in the gutters or at the bottom of the downspouts mean the shingles are wearing thin.
3. Look at the neighbors' roofs. If houses of the same style and age on your street have been re-roofed in the last few years, yours is probably on the same clock.

Not sure? We are right next door: Warminster is a short drive from our base in Horsham, so a free roof inspection is easy to fit in. We'll take photos and show you what we see.

After a storm, and who shows up

Warminster is fairly flat and open, and wind takes shingles off ridges and the edges of roofs in hard storms. Check the yard for shingles, look for lifted edges along the ridge, and stay off the ladder in the wind. If water is coming in, call us any time; we tarp it to stop the water, usually the same day, then come back for the permanent repair. For insurance, we photograph the damage and can meet your adjuster. See storm damage repair.

Armstrong Roofing is family-owned and based in Horsham. Owner Jim Armstrong personally oversees every job, with 50+ years of combined roofing experience on the team. We're licensed (PA #PA164826), insured, BBB A+ rated, and have a 5.0 rating across 172+ reviews on Google. You can see a Warminster roof replacement we did, and we work in Hatboro, Willow Grove and across Bucks County too.

What it usually costs

Simple Warminster ranchers and Capes usually land in the lower half of the replacement range. Two layers to tear off, rotted decking or a flat section that needs a membrane push it up.

• Roof Repair: $350 – $2,500
• Roof Replacement: $6,500 – $18,000
• Flat Roof Repair: $350 – $1,800
• Emergency Roof Repair: $550 – $3,250
• Gutter Installation: $1,200 – $7,500

Questions we get asked

Do you work in all of Warminster?

Yes, all of Warminster Township, from County Line Road and the Hatboro line up through Johnsville, Street Road, York Road and Jacksonville Road. We're based right next door in Horsham.

How much does a new roof cost on a Warminster house?

Most roof replacements we do run between $6,500 and $18,000. Simple ranchers, splits and Capes sit toward the lower end. Two layers of old shingles, rotted decking or a large two-story house push it up.

My neighbor just got a new roof. Do I need one too?

Not necessarily, but it's a good time to check. Houses built together often got their roofs at the same time and wear out together. A free inspection tells you whether you have years left or should start planning.

Can you put new shingles over my old ones?

We don't recommend it, and if you already have two layers it's not an option. Overlaying hides rot, runs hotter and shortens the new roof's life. A tear-off lets us see and fix the decking.

The flat part of my split-level leaks. What can I do?

That section is usually too flat for shingles, so water sits and works its way under them. The lasting fix is a flat-roof membrane on that section. It's a repair, not a reason to replace the whole roof.

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.
• Flat Roofing: Low-slope roofs over porches, additions and row homes, where ponding water is the enemy.
• 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.
• Roof Inspection: A free, top-to-bottom look at your roof with photos, so you know what you actually need before you spend anything.
• Bucks County: Warminster, Doylestown, Newtown, Yardley, Chalfont and everywhere in between.
• Horsham: Home base. Our shop is here.
• Hatboro: Borough homes and older twins right next door to Horsham.
• Willow Grove: Post-war Capes, ranchers and splits on their second or third roof.
• Roof Replacement in Warminster, PA: Full roof replacement in Warminster.
• Maple Glen: Established neighborhoods minutes from our shop.
• Chalfont: Borough and surrounding townships in central Bucks.
• Doylestown: Historic borough homes plus the townships around it.
• Newtown: Historic borough and big suburban developments.