Roofing in Warrington, PA

Warrington homes, and why most of them are on a second roof by now

Warrington Township was farm country with a handful of crossroads villages, places like Neshaminy, Tradesville and Eureka, until the suburbs reached it. Most of its growth came in the 1950s through the 1970s, and building kept going after that. Easton Road (Route 611) runs up the east side, Street Road crosses the middle, and the Route 202 Parkway cuts across the west.

So the houses span several decades: ranchers and split-levels from the early growth years, colonials and larger two-story homes in the later developments. The older ones are usually on their second or third roof. The newer ones are often facing their first full replacement, which is when homeowners collect three estimates and find they don't look anything alike.

That's what this page is mostly about: how to tell which estimate is actually the better roof.

How to compare roof estimates line by line

Two prices for the same house can differ by thousands of dollars, and it's rarely because one roofer is simply greedy. Usually they're pricing different roofs. Lay the estimates side by side and check that each one answers these questions in writing.

1. How many layers come off? All old layers should be torn off down to the wood. An estimate that "goes over" the old roof is cheaper today and costs you later.
2. What is the roof size? It should be stated in squares (100 square feet each). If one estimate is much smaller than another, ask how they measured.
3. What goes under the shingles? Look for synthetic underlayment over the whole deck, and ice and water barrier at the eaves, in the valleys and around chimneys and walls.
4. Is the flashing new or reused? Chimney, wall and vent flashing should be replaced, not bent back into place. Reused flashing is where many new roofs leak first.
5. How is ventilation handled? Ridge vent, soffit intake or other vents should be spelled out. A roof that can't breathe wears out early and feeds ice dams.
6. How is rotted decking priced? Nobody can see it until the old roof is off, so the estimate should give a price per sheet. Ours is $80 for a 1/2" 4x8 sheet and $120 for 3/4".
7. Who pulls the permit, and what is the warranty? Ask whether a permit is included and get the workmanship warranty in writing. Ours is 25 years on asphalt shingle replacements.

Cheapest is not the question: Once every estimate covers the same items, the price difference usually shrinks. If one is still far lower, ask what it leaves out. That conversation tells you more about the roofer than the number does.

What to expect on the day, and how to plan for it

Most re-roofs on an average house take a day or two, weather permitting. A bit of planning makes those days easy.

• Pick a season if you can. Spring and fall are comfortable for crews and shingles; we work year-round when the weather allows.
• Clear the driveway for the dumpster and move cars out of the garage the night before.
• Take pictures and mirrors off walls on the top floor. Hammering shakes the house.
• Cover anything stored in the attic. Some dust always comes through the old boards.
• Keep kids and pets away from the drip line while shingles are coming off.

If the timing is hard on the budget, financing is available through Hearth, our financing partner; Hearth handles the application. And if your roof only has a problem in one spot, don't let anyone talk you into a new roof you don't need: see roof repair. Our rule of thumb is to stop repairing once a fix would cost more than about 30% of a new roof.

A family roofer just over the township line

Warrington borders Horsham, where we're based, so we're a short drive away for leaks and follow-ups. Armstrong Roofing is family-owned, owner Jim Armstrong personally oversees every job, and the team brings 50+ years of combined roofing experience.

• GAF certified; with a full replacement, we register the GAF System Plus warranty (50-year) at no charge
• PA license #PA164826, general liability and workers' compensation insurance
• BBB A+ rated, 5.0 rating from 200+ reviews on Google
• Free inspection with photos, and 24/7 for active leaks

We also work in nearby Jamison, Warminster and across Bucks County.

What it usually costs

Ranchers and split-levels usually land in the lower part of the replacement range; larger colonials, steep roofs and extra layers push it up. Use the per-square and decking prices to check any estimate, including ours.

• Roof Repair: $350 – $2,500
• Roof Replacement: $6,500 – $18,000
• Asphalt shingle roof, per square: $450 – $950
• Decking replacement, 1/2" 4x8 sheet: $80
• Decking replacement, 3/4" 4x8 sheet: $120

Questions we get asked

Do you work in all of Warrington Township?

Yes. We work across the township, from Easton Road and Street Road to the neighborhoods off Bristol Road, Lower State Road, Limekiln Pike and County Line Road, including Tradesville, Eureka and Neshaminy.

How much does a new roof cost in Warrington?

Most roof replacements we do run between $6,500 and $18,000. By the square, our typical range for asphalt shingles is $450 to $950. You get a free written estimate after we see and measure the roof.

Why are my roof estimates so different?

Usually because they price different work: different measured sizes, a tear-off versus an overlay, new versus reused flashing, or no ventilation plan. Ask every roofer to put layers, squares, underlayment, flashing, venting and decking in writing, then compare line by line.

How long does a roof replacement take?

Most re-roofs on an average house take a day or two, weather permitting. Larger or more complicated roofs can take longer, and we tell you what to expect when we give the estimate.

Do you offer financing?

Yes. Financing is available through Hearth, our financing partner. Hearth handles the application and terms.

What warranty comes with a new roof?

Our 25-year workmanship warranty covers all asphalt shingle roof replacements. With a full replacement, we also register the GAF System Plus warranty (50-year) at no charge.

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.
• 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.
• 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 Installation: Seamless gutters and downspouts sized to move water away from your foundation.
• Bucks County: Warminster, Doylestown, Newtown, Yardley, Chalfont and everywhere in between.
• Horsham: Home base. Our shop is here.
• Jamison: Warwick Township developments in central Bucks.
• Warminster: Our neighbor to the north; lots of 1950s-70s ranchers and splits.
• Chalfont: Borough and surrounding townships in central Bucks.
• Doylestown: Historic borough homes plus the townships around it.
• Montgomeryville: Montgomery Township developments and townhome communities.