Roofing Questions, Explained

Many asphalt shingle replacements on an average U.S. home cost about $8,000 to $20,000. Impact-rated shingles and metal roofs cost more. The size and steepness of the roof, the number of old layers, any rotten decking, permits and the material line all change the total. Treat these as typical U.S. ranges and ask for a written quote for your home.

Usually the quotes cover different work. One may include a full tear-off, new flashing, ice and water shield and permit fees, while another leaves some of those out or reuses old parts. Material grade matters too. Ask each provider to price the same scope and shingle line, then compare the written quotes item by item, the way you would compare two grocery receipts.

Start with proof of liability and workers' comp insurance, plus any license your area requires. Ask for a written estimate that lists tear-off, decking, flashing, ventilation, permits and cleanup. Ask what workmanship warranty they offer and how long they have worked locally. Be cautious with anyone who wants full payment before work starts or a signature during the first visit.

It is safer to stay on the ground. Roofs are slick when wet, loose granules roll like ball bearings underfoot and older decking can have soft spots. Use binoculars from the yard, look out an upstairs window and check the attic with a flashlight. Take photos of anything that looks off and leave the close inspection to a provider with a harness.

The crew usually arrives early, covers plants and lays tarps around the house. They tear off the old roof, check the deck, replace soft boards and lay underlayment, flashing and new shingles. It is noisy, so plan to keep pets inside and cars out of the driveway. At the end, they clean up and sweep the yard with a magnet for nails.

It depends on age and spread. A younger roof with one problem area usually only needs a repair. A roof near 20 years old with worn shingles on several slopes, repeat leaks or soft decking often makes more sense to replace. Ask a provider to price both options in writing, so you can see the numbers side by side.

It depends on your policy and the cause of the damage. Some policies may cover sudden damage from wind or hail. Normal wear and age usually are not covered, and a deductible applies. Read your policy and talk with your insurer before work starts. Providers can often help document storm damage with photos if you decide to file a claim.

Sometimes, if the roof is dry and a provider thinks it has some life left. Planning ahead gives you time to compare quotes and pick a season. If water is already coming in, ask about a temporary repair or tarp so the house stays protected while you decide. Waiting on an active leak tends to make the final job larger.