Roof replacement in Horsham, Montgomery and Bucks County

Do I actually need a new roof, or will a repair do?

A lot of people call us expecting to hear they need a new roof, and a fair number of them don't. If the problem is in one spot (a vent boot, a bad piece of chimney flashing, a few shingles that blew off) and the rest of the roof is in decent shape, a roof repair is the right money.

Our 30% rule: Once a repair would cost more than about 30% of a new roof, put that money toward replacement instead. On a $6,500 roof, 30% is about $2,000. If you're being quoted that much to patch a roof that's worn out everywhere, you'll likely be paying for the next patch soon after.

Signs the whole roof is done, not just one spot:

• Granules (the sandy coating) piling up in the gutters and at the bottom of downspouts
• Shingles curling, cupping or cracking on every side of the house, not just one slope
• Leaks showing up in more than one place, or a new leak every season
• Shingles that keep blowing off in ordinary wind storms
• Soft or springy spots when you walk the attic boards, or a roofline that dips
• Daylight coming through the roof boards when you look up from the attic

Not sure? That's what the free roof inspection is for. We go over the whole roof and the attic, take photos, and tell you which side of the 30% line you're on.

What a tear-off actually involves

A replacement is not new shingles laid over old ones. We strip the roof down to the wood deck so we can see what is underneath, fix it, and build the roof back up properly. Most re-roofs on an average house take a day or two, weather permitting.

1. We protect the house. Tarps over plantings, the AC unit and the side of the house, and a dump trailer or dumpster in the driveway for the old roof.
2. Everything comes off. Old shingles, old felt paper, old nails, and usually the old flashing too. You will hear it. It is loud for a few hours.
3. We check the deck. The deck is the plywood or board layer the shingles are nailed to. We walk it and look for soft, rotted or delaminated sheets. Bad wood gets cut out and replaced before anything goes on top. Shingling over rot is how a new roof fails early.
4. The roof gets built back up. Ice and water barrier at the edges and valleys, underlayment over the rest, new drip edge, new flashing at the chimney, walls and pipes, then the shingles and ridge cap.
5. We clean up and walk it with you. Debris off the roof and out of the gutters, a magnet sweep of the yard and driveway for nails, and a look at the finished roof together.

Before we arrive: Move cars out of the driveway, take pictures and mirrors off the walls on the top floor (hammering shakes them), and cover anything stored in the attic. Dust and bits of old roof can fall through between the boards.

Decking, underlayment and ventilation, in plain words

Shingles get all the attention, but they are the last layer. What is under them decides how long the roof lasts.

Decking

The plywood or wood boards nailed to the rafters. It is what holds the nails. On older homes around here we often find plank boards instead of plywood, and some sheets that got wet years ago and went soft. Nobody can say exactly how much needs replacing until the old roof is off, so a good estimate lists a price per sheet of new decking instead of guessing.

Underlayment and ice barrier

The layer between the deck and the shingles. It is your backup when wind drives rain under a shingle. Along the lower edge of the roof and in the valleys, we use a stick-down ice and water barrier, because that's where ice dams push water back up the roof in a hard winter.

Ventilation

An attic has to breathe: cool air in low at the soffits (the underside of the overhang), hot, damp air out high at the ridge. When it can't, summer heat bakes the shingles from below and winter moisture rots the deck and feeds ice dams. A lot of houses we see have a ridge vent but soffits that are painted shut or blocked by insulation, so the vent does very little. A replacement is the cheapest time to fix that.

Flashing

The metal that seals the joints where the roof meets a chimney, a wall or a pipe. We replace it on a re-roof rather than reuse it. Old flashing bent back into place is one of the most common reasons a new roof leaks.

How to compare roof replacement estimates

Get more than one estimate. That's fair, and we'd tell a friend to do the same. The trouble is that two quotes for the "same roof" often aren't for the same work. Put them side by side and check each one for these:

• Tear-off or overlay? A quote that leaves the old layer on will be cheaper, and the deck underneath never gets seen.
• Decking. Is there a price per sheet for replacing bad wood? A quote with no line for it either has it buried in the total or will surprise you later.
• Ice and water barrier. Where does it go? Eaves and valleys at a minimum on our houses.
• Flashing. New at the chimney, walls and pipes, or reused?
• Ventilation. Does the quote say anything about ridge and soffit vents, or just shingles?
• The shingle. Brand and product line written down, not just "architectural shingles". We install GAF, Owens Corning and CertainTeed.
• Permit, dumpster and cleanup. Included or extra? Most townships around here want a permit for a re-roof; ask who pulls it.
• Who is on the roof. Ask for proof of insurance and the PA contractor license number. Ours is PA #PA164826.

If one number is far below the others, it is usually missing something on that list. Ask them to put it in writing.

Choosing a material, and paying for it

Most homes here get architectural asphalt shingles, and for most people that's the right call. We cover the details on the shingle roofing page. If you plan to stay in the house a long time and want to see if metal is worth it, read our honest take on metal roofing. Low-slope sections over porches and additions get a flat roof system, not shingles.

If a storm caused the damage, start with storm damage repair: we photograph and document the damage, write the scope and can meet your adjuster at the house. Insurance usually doesn't pay for a roof that has simply worn out, and we won't pretend otherwise. Financing is available through Hearth, our financing partner, and Hearth handles the application.

Want to see finished jobs first? Look at our Warminster roof replacement and Hatboro roof replacement.

What it usually costs

Size and steepness move the price most, then how many chimneys, skylights and valleys there are, and how much rotted decking turns up once the old roof is off. These are typical ranges, not quotes.

• Roof Replacement: $6,500 – $18,000
• Shingle Roof Installation: $6,500 – $16,000
• Metal Roofing: $5,000 – $25,000
• Flat Roof Installation: $4,000 – $15,000

Questions we get asked

How much does a roof replacement cost around Horsham?

Most of the replacements we do fall in a typical range of $6,500 to $18,000. A small, simple ranch sits near the bottom; a big, steep house with several chimneys, skylights and valleys sits near the top. You get a free written, line-item estimate before anything starts.

How do I know if I should repair or replace my roof?

Our rule of thumb: once a repair would cost more than about 30% of a new roof, put the money toward replacement. If the damage is in one spot and the rest of the roof is sound, repair it. A free inspection with photos will show you which one you are looking at.

How long does a roof replacement take?

Most re-roofs on an average house take a day or two, weather permitting. Bigger or steeper roofs, or a lot of rotted decking, can add time. We will tell you what to expect when we write the estimate.

Can you put new shingles over my old roof?

Some roofers will, and it is cheaper up front. We prefer to tear off to the deck, because that is the only way to find and replace rotted wood and to put down new ice barrier and flashing. A roof laid over a bad deck does not last.

Will homeowners insurance pay for a new roof?

Sometimes, when wind, hail or a fallen tree caused the damage. Insurance generally does not pay to replace a roof that has worn out with age. We document storm damage with photos and can meet your adjuster, but the insurer makes the decision.

Do you offer financing for a roof replacement?

Yes. Financing is available through Hearth, our financing partner. Hearth handles the application and the terms, so ask them for the details.

What should I compare when I get several roofing estimates?

Check that each one is for the same work: full tear-off, a per-sheet price for bad decking, ice and water barrier at the eaves and valleys, new flashing, ventilation, the shingle brand and product, permit and cleanup. A much lower number usually leaves one of those out.

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 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.
• Metal Roofing: Standing seam and metal panel roofs for homeowners who want a roof that lasts decades.
• New Roof Installation: Roofs for additions, new builds and full system upgrades, from the deck up.
• Storm Damage Repair: Wind, hail and fallen limbs. We document the damage with photos and work with your insurance adjuster.
• Flat Roofing: Low-slope roofs over porches, additions and row homes, where ponding water is the enemy.
• Gutter Installation: Seamless gutters and downspouts sized to move water away from your foundation.
• Horsham: Home base. Our shop is here.
• Warminster: Our neighbor to the north; lots of 1950s-70s ranchers and splits.
• 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.
• Abington: Stone and brick older homes where details matter.
• Chalfont: Borough and surrounding townships in central Bucks.
• Montgomery County: Where we do most of our work, from Horsham out across the county.
• Bucks County: Warminster, Doylestown, Newtown, Yardley, Chalfont and everywhere in between.
• Roof Replacement in Warminster, PA: Full roof replacement in Warminster.
• Roof Replacement in Hatboro, PA: Full roof replacement in Hatboro.
• Roof Replacement in Hatfield, PA: Full tear-off and new architectural shingle roof.
• Roof Replacement in Bensalem, PA: Full roof replacement in Bensalem.