Roof Replacement Explained: Materials, Lifespan and Getting Quotes

What a roof replacement includes

• Tear-off: removing the old roofing down to the roof deck.
• Deck repairs: replacing rotten or damaged boards found once the old roof is off.
• Underlayment: a water-resistant layer installed over the deck.
• Ice and water barrier: extra protection at eaves and valleys, often required in cold climates.
• Flashing: metal pieces that seal around chimneys, vents, skylights and walls.
• Ventilation: ridge and soffit vents that help the roof and attic last longer.
• The new roofing material and cleanup, including disposal of the old material.

Tear-off vs roofing over

Some roofs can have a new layer of shingles installed over the old one. It's quicker and costs less, but it adds weight, hides problems with the deck and may shorten the new roof's life. Building codes typically limit how many layers a roof can have, and some manufacturers' warranties require a full tear-off.

Ask each roofer which they're quoting, and why.

How to get and compare quotes

1. Get at least three written quotes from licensed, insured roofers.
2. Make sure each quote lists the material brand and product line, underlayment, flashing, ventilation and tear-off.
3. Check how deck repairs are priced, usually per sheet of plywood, because the amount isn't known until the old roof is off.
4. Ask who pulls the permit and whether an inspection is required.
5. Compare warranties: the manufacturer's warranty on materials and the roofer's warranty on workmanship.
6. Agree a payment schedule. Avoid paying most of the cost upfront.

Insurance and storm damage

Home insurance may pay for roof damage caused by a covered event, such as wind or hail, but not for wear and tear or an old roof. If you think a storm has damaged your roof, contact your insurer first and have the damage documented.

The Federal Trade Commission warns that scammers and unlicensed contractors often appear after storms, promising quick repairs and asking for cash upfront. It advises checking licenses and insurance, getting written estimates and a written contract, and never signing your insurance check over to a contractor.

Making a new roof last

• Keep gutters clear so water drains away from the roof edge.
• Trim branches that hang over the roof.
• Check the roof from the ground after big storms.
• Keep attic vents clear so heat and moisture can escape.
• Keep your paperwork, including warranties and the final invoice.

Questions to ask a roofer

1. Are you licensed and insured in this state, and can I see proof?
2. Will you remove the old roof, or install over it?
3. How will you protect my gutters, landscaping and driveway during the work?
4. How do you price deck repairs if you find rotten boards?
5. Who will be on site each day, and who do I contact with questions?
6. What does your workmanship warranty cover, and for how long?
7. Will you register the manufacturer's warranty for me?
8. How will you handle cleanup, including nails in the yard?

Choosing a material for your climate

• Hot, sunny areas: lighter colors and reflective "cool roof" products can reduce heat absorbed by the roof.
• Hail-prone areas: impact-resistant shingles are available, and some insurers offer discounts for them. Ask your insurer before you choose.
• Snowy areas: ice and water barriers along the eaves help prevent damage from ice dams.
• Wildfire areas: fire-resistant materials such as metal, tile and some rated shingles may be required or recommended locally.

Conclusion

A roof replacement is a big investment, so take time to understand the material options, what's included and how the quotes compare. Choose a licensed, insured roofer, get everything in writing and be wary of pressure to sign quickly, especially after a storm.