Roof Replacement: Complete Contractor Guide
Everything contractors and homeowners need to know about roof replacement — structural assessment, material options, tear-off vs overlay, insurance claims, and warranties.
When Does a Roof Need Replacement?
Most asphalt shingle roofs last 20-30 years. Signs of necessary replacement include curling or missing shingles, granule loss in gutters, daylight visible through the roof deck, and recurring leaks despite repairs.
A professional roof inspection costs $150-$400 and provides a definitive assessment. Many roofing contractors offer free inspections, though be cautious of contractors who find problems where none exist.
Tear-Off vs. Overlay
Building codes in most jurisdictions allow a maximum of two layers of asphalt shingles. If you already have two layers, a full tear-off is required. Even with one existing layer, tear-off is generally recommended because it allows inspection of the roof deck for rot, proper installation of ice and water shield, and better long-term performance.
Tear-off adds $1,000-$3,000 to the project cost but eliminates the risk of hidden problems and ensures maximum shingle lifespan.
Material Options
Asphalt Shingles ($3.50-$7.00 per square foot installed): The most popular roofing material in North America. Three-tab shingles are the economy option; architectural (dimensional) shingles offer better wind resistance and curb appeal for $1-2 more per square foot.
Metal Roofing ($7.00-$14.00 per square foot installed): Standing seam metal roofs last 40-70 years, reflect solar heat (reducing cooling costs 10-25%), and resist wind, fire, and impact. Higher upfront cost is offset by dramatically longer lifespan.
Concrete/Clay Tile ($10.00-$20.00 per square foot installed): Common in Florida, the Southwest, and Mediterranean-style homes. Extremely durable (50-100 years) but heavy — structural reinforcement may be required.
Insurance and Storm Damage
Homeowner insurance may cover roof replacement if damage is caused by a covered peril (wind, hail, fallen trees). Document damage with photos before any temporary repairs. File claims promptly — most policies have time limits for reporting damage.
Choosing a Roofing Contractor
Verify state licensing, liability insurance ($1M minimum), and workers compensation coverage. Ask for manufacturer certifications (GAF Master Elite, CertainTeed SELECT ShingleMaster) which provide enhanced warranty coverage. Get estimates from multiple verified contractors through ModuBlox to compare pricing transparently.