Roof replacement in Bensalem, PA

Armstrong Roofing replaced a 15 square roof on a two-story townhome in Bensalem, lower Bucks County. We tore off the old shingles, replaced worn sections of decking with new plywood, and installed GAF Timberline HDZ shingles in Charcoal with a GAF Green Machine solar attic fan. Inspections and estimates are free: (215) 824-6932.

Worn-out shingles and a hot attic

The shingles on this Bensalem townhome had reached the end of their life. At 15 squares (about 1,500 square feet of roof), it's a compact roof, but a two-story townhome has its own headaches: tight access, siding and neighbors close by, and an attic that gets hot in a humid Bucks County summer.

The homeowner also had a bigger plan. The roof was the first phase of an exterior update, with new vinyl siding, trim capping and seamless gutters planned next. Doing the roof first is the right order: it keeps water off everything else while the rest gets done.

Worn decking under the old shingles

Once the old shingles came off, parts of the original sheathing were worn. You can't see that from the ground or even from the attic most of the time. It shows up when the roof is open and a board flexes underfoot or won't hold a nail.

Shingle nails need solid wood to grip. Put new shingles over tired decking and they can loosen early, no matter how good the shingle is. So those sections got new plywood before anything else went on, as one of the photos shows.

How the job went

  1. Protect the house. Siding and landscaping were tarped before tear-off, so falling shingles and nails stayed off the walls and beds.
  2. Tear-off to the deck. Old shingles stripped and hauled off, with the site kept clean as we went.
  3. New plywood where needed. Worn sections of sheathing replaced so every shingle fastens into sound wood.
  4. GAF Timberline HDZ in Charcoal. Architectural shingles across the roof, with the ridge and edges finished so the roof sheds water correctly.
  5. GAF Green Machine solar attic fan. A solar-powered fan that pulls hot, damp air out of the attic. It runs off its own panel, so there is no wiring to add.

The next phase, siding, trim and gutters, can go on over a dry, finished roof. See our siding and gutter installation pages if you are planning the same kind of update.

Planning a roof on a townhome

  • Do the roof first. If you are planning siding, gutters and a roof, the roof goes first so its edges and drip line set where the gutters and trim go.
  • Ask how they will protect your siding and your neighbor's. Tarps on the walls and beds are a small step that saves a lot of cleanup.
  • Ask how decking is priced. Nobody knows how much needs replacing until the roof is off, so the estimate should give a price per sheet.
  • Think about the attic. On a townhome with a hot upstairs, ask what ventilation is there and whether a fan or more venting makes sense.

A solar fan is not always the answer: A powered attic fan helps when there isn't enough exhaust at the top of the roof. But if the attic doesn't have enough intake at the eaves, a fan can pull air from the house instead. Make sure whoever installs one checks both ends.

Bensalem is in lower Bucks County, and we work all across Bucks County from our shop in Horsham. If you're not sure your roof is due, start with a free roof inspection, or read how a roof replacement works.

What it usually costs

A 15 square roof sits toward the lower end of the replacement range. Decking replacement, ventilation upgrades like a solar fan, and access on a townhome move it up.

  • Roof Replacement: $6,500 – $18,000
  • Siding Installation: $7,500 – $25,000
  • Gutter Installation: $1,200 – $7,500

Questions we get asked

What is a solar attic fan and does my house need one?

It is a roof-mounted fan with its own solar panel that pulls hot, humid air out of the attic, with no wiring. It helps attics that run hot and do not have enough exhaust at the top. It only works properly if the attic also has enough intake vents at the eaves, so we check both before recommending one.

Will my roof decking need to be replaced?

Sometimes, and nobody can say exactly how much until the old shingles are off. On this Bensalem job, worn sections were replaced with new plywood. Your written estimate should list a price per sheet so there are no surprises.

Should I do the roof or the siding first?

The roof, in almost every case. The roof edge and drip line decide where gutters and trim go, and a finished roof keeps water off the walls while the siding work happens.

How long does a 15 square roof replacement take?

Most re-roofs on an average house take a day or two, weather permitting, and a 15 square roof is on the smaller side. Decking repairs or tricky access can add time. You get the schedule with your estimate.

Do you work in Bensalem and lower Bucks County?

Yes. We are based in Horsham and work across Bucks and Montgomery counties, including Bensalem. Inspections and written estimates are free; call (215) 824-6932.

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