What Does a Roof Replacement Actually Cost in Metro Detroit? (2026)

NEXT Exteriors • February 19, 2026 • 12 min read

You've been putting it off. That roof has seen better days—maybe there's a leak in the upstairs bedroom after heavy rain, or you're seeing granules washing down the gutters, or your insurance company sent a letter after their last inspection. Now you're sitting at your kitchen table in Sterling Heights or Troy or Clinton Township, searching "roof replacement cost Metro Detroit," and getting wildly different numbers.

Here's the truth: in 2026, a complete roof replacement on a typical Southeast Michigan home runs between $8,500 and $28,000. That's a wide range, and it's not because contractors are making up numbers. It's because your 1,200-square-foot ranch in Warren has different needs than a 3,000-square-foot Colonial in Bloomfield Hills with three dormers and a steep pitch.

I've been running Detroit roofing services since 1988, and the most common question we get isn't "Can you do the work?" It's "What's this actually going to cost?" This isn't a guide full of national averages that don't mean anything to Michigan homeowners. This is what we're seeing in Macomb, Oakland, and St. Clair counties right now—real numbers, real materials, real labor costs.

We'll break down exactly what you're paying for, what drives the price up or down, and how to spot the difference between a fair estimate and someone trying to sell you a roof you don't need. No sales pitch. Just the numbers and the context you need to make a smart decision about one of the biggest investments in your home.

Average Roof Replacement Costs in Metro Detroit (2026)

Let's start with the baseline. These are the numbers we're quoting for complete tear-off and replacement jobs in Southeast Michigan as of early 2026. This includes removal of your old roof, disposal, new underlayment, ice and water shield, drip edge, ridge vent, and installation of new shingles by a Michigan-licensed contractor.

Home Size	Roof Area (sq ft)	Architectural Shingles	Premium/Designer Shingles
Small Ranch (1,200 sq ft)	1,400-1,600	$8,500 - $12,000	$11,000 - $15,500
Medium Ranch/Cape Cod (1,800 sq ft)	2,000-2,400	$11,500 - $16,500	$15,000 - $21,000
Large Colonial (2,500 sq ft)	2,800-3,200	$15,500 - $22,000	$20,000 - $28,000
Large Two-Story (3,000+ sq ft)	3,500-4,000	$19,000 - $27,000	$25,000 - $35,000

These are starting points for a straightforward job—a roof with moderate pitch, minimal penetrations (chimneys, skylights, plumbing vents), and no significant structural issues. A simple gable roof on a ranch will land on the lower end. A hip roof with valleys, dormers, and a steep pitch will push toward the higher end or beyond.

Why the roof area is bigger than your home's square footage: Your roof covers more area than your home's footprint because of pitch (slope) and overhangs. A 1,500-square-foot ranch might have 1,800 square feet of actual roof surface. We measure in "squares" (100 square feet), so that's an 18-square roof.

The material choice matters. Architectural shingles—CertainTeed Landmark, GAF Timberline HDZ, Owens Corning Duration—are the standard for Michigan homes. They're durable, they handle freeze-thaw cycles well, and they come with solid warranties. Premium or designer shingles—CertainTeed Grand Manor, Owens Corning Duration Designer—offer better wind resistance, longer warranties, and more dimensional appearance, but they add $2,000 to $6,000 to the total cost depending on roof size.

For context, NEXT Exteriors is a CertainTeed Master Shingle Applicator—the highest credential you can get in roofing. That certification isn't just a plaque on the wall; it means we've completed advanced training, maintained a track record of quality installations, and can offer extended manufacturer warranties that most contractors can't. When you're comparing bids, ask if the contractor has manufacturer certifications. It's one of the clearest signals of long-term reliability.

What Drives Roof Replacement Costs in Southeast Michigan

Roof replacement isn't a commodity. You're not buying a widget off a shelf. You're paying for materials that have to survive Michigan winters, labor from skilled crews who know how to install them correctly, and the overhead that comes with running a legitimate, licensed, insured business. Here's what actually moves the price:

Material Choice

Shingles are the most visible part of the roof, but they're not the only material cost. A quality roof system includes:

• Shingles: Architectural shingles run $90-$150 per square (100 sq ft) in material cost. Premium shingles run $150-$250 per square. That's just the shingles—not installation.
• Underlayment: Synthetic underlayment (better than felt paper for Michigan weather) adds $50-$80 per square.
• Ice and water shield: Required by Michigan code at eaves and valleys. Critical for preventing ice dam leaks. Adds $100-$200 per square where applied.
• Drip edge: Metal flashing at roof edges. Prevents water from getting under shingles and rotting fascia. $2-$4 per linear foot.
• Ridge vent: Proper attic ventilation. Prevents moisture buildup and extends shingle life. $8-$12 per linear foot installed.

We use CertainTeed, GAF, and Owens Corning because they're proven in Michigan conditions. These manufacturers have rigorous quality control, and their products are engineered for the freeze-thaw cycles, high winds, and temperature swings we see in Southeast Michigan. Cheaper shingles from unknown brands might save you $1,000 upfront, but they fail faster—and that's a costly mistake when you're talking about something that's supposed to last 25-30 years.

Roof Complexity

A simple gable roof (two slopes meeting at a ridge) is the fastest and least expensive to replace. Add valleys, hips, dormers, skylights, or a steep pitch, and the labor hours multiply. Here's why:

• Valleys: Where two roof planes meet. Require careful flashing and shingle weaving. More time, more skill, more potential for leaks if done wrong.
• Dormers: Each dormer adds complexity—more flashing, more cuts, more detail work.
• Steep pitch: Anything over 6/12 (6 inches of rise per 12 inches of run) requires additional safety equipment, slower work pace, and sometimes scaffolding. Adds 10-20% to labor costs.
• Chimneys: Require custom flashing, cricket installation (a small roof structure behind the chimney to divert water), and careful integration with the roof system.

A 2,000-square-foot ranch with a simple gable roof might take two days to complete. A 2,000-square-foot Colonial with multiple dormers, valleys, and a steep pitch might take four days. That's double the labor cost.

Tear-Off and Disposal

In Michigan, most roof replacements require a complete tear-off—removing the old shingles down to the decking. This is code in many municipalities, and it's the right way to do the job. You can't inspect the decking, install proper underlayment, or ensure a watertight roof if you're laying new shingles over old ones.

Tear-off and disposal add $1,500-$3,000 to the total cost depending on roof size and the number of existing layers. If your home has two or three layers of old shingles (common in older Michigan homes), disposal costs go up. We're hauling away literal tons of material, and landfill fees in Southeast Michigan aren't cheap.

Decking Replacement

Once we tear off the old roof, we inspect the decking (the plywood or OSB sheathing under the shingles). In Michigan homes built before the 1980s, we often find sections of decking that are rotted, warped, or damaged from years of ice dams, poor ventilation, or roof leaks.

Decking replacement costs $3-$5 per square foot. If we need to replace 200 square feet of decking, that's an additional $600-$1,000 in materials and labor. This isn't something we can quote accurately until we see the roof structure, which is why reputable contractors include a contingency in their estimates or explain that decking replacement is billed separately if needed.

Michigan Building Code and Permits

Roof replacement requires a permit in most Southeast Michigan municipalities. Permit costs range from $150 to $500 depending on the city and project scope. A licensed contractor pulls the permit, schedules inspections, and ensures the work meets Michigan building code.

Code requirements add cost but protect you. Ice and water shield at eaves and valleys, proper ventilation, wind-rated shingles, and flashing details—these aren't optional. They're what keeps your roof from failing during the first major storm.

Seasonal Demand

Roofing is seasonal in Michigan. Spring and fall are peak times—weather is cooperative, homeowners are addressing storm damage, and insurance claims spike after winter. Demand drives pricing. A roof replacement in May might cost 5-10% more than the same job in January, simply because crews are booked solid and material suppliers are running at capacity.

If you have flexibility, late fall (after the leaves drop but before snow) or early spring (March-April) can offer better availability and sometimes better pricing. But don't delay a leaking roof just to save a few hundred dollars. Water damage costs more than any seasonal discount.

Material Costs: What You're Actually Paying For

Let's talk specifics. When you're comparing estimates and one contractor is $5,000 cheaper than another, the difference often comes down to materials. Here's what quality roofing materials actually cost in 2026, and why they matter.

Architectural Shingles: The Standard

Architectural shingles (also called dimensional or laminate shingles) are the baseline for most Michigan homes. They're thicker than basic 3-tab shingles, offer better wind resistance (110-130 mph ratings), and come with 25-30 year warranties.

• CertainTeed Landmark: $95-$120 per square (material only). Proven performance in Michigan weather. 110 mph wind rating. Limited lifetime warranty. One of the most popular shingles we install.
• GAF Timberline HDZ: $100-$130 per square. LayerLock technology for better wind resistance. StainGuard algae protection. Good choice for homes with significant roof visibility.
• Owens Corning Duration: $105-$135 per square. SureNail technology improves installation strength. TruDefinition color options. Solid warranty coverage.

For a 20-square roof (2,000 sq ft), you're looking at roughly $2,000-$2,700 in shingle material cost alone. Add underlayment, ice and water shield, drip edge, ridge vent, and fasteners, and material costs hit $4,000-$5,500 before labor.

Premium Shingles: When to Upgrade

Premium or designer shingles offer better aesthetics, longer warranties, and higher wind ratings. They're a smart choice if you're in a high-visibility neighborhood, planning to stay in the home long-term, or want the best protection against Michigan's severe weather.

• CertainTeed Grand Manor: $180-$240 per square. Mimics the look of slate. Class 4 impact resistance (important for hail-prone areas). 130 mph wind rating. 50-year warranty.
• Owens Corning Duration Designer: $160-$210 per square. Dramatic color blends. Class 4 impact rating. Excellent for Colonials and larger homes.
• GAF Timberline HDZ RS (Reflective Shingles): $150-$190 per square. Cool roof technology reduces attic heat. Energy efficiency benefit in summer.

Premium shingles add $2,000-$6,000 to the total project cost depending on roof size. That's a significant jump, but if you're in Grosse Pointe Farms or Bloomfield Hills and curb appeal matters, or if you're in an area with frequent hail storms, the investment makes sense.

Underlayment and Ice & Water Shield

Underlayment is the waterproof barrier between your roof decking and shingles. In Michigan, synthetic underlayment is the standard—it's more durable than felt paper, handles temperature swings better, and doesn't tear as easily during installation.

Ice and water shield is a self-adhering membrane applied at eaves (the first 3-6 feet of roof) and in valleys. It's required by Michigan code because ice dams—caused by heat escaping through your attic—melt snow on the roof, which refreezes at the eaves and backs water under shingles. Without ice and water shield, that water leaks into your home.

We see ice dam damage every winter in Southeast Michigan. Homes with poor attic insulation in Metro Detroit are especially vulnerable. If your contractor is trying to cut costs by skipping ice and water shield or using minimal coverage, walk away. That's not a place to save money.

Ventilation: The Hidden Component

Proper attic ventilation extends the life of your roof, prevents ice dams, and reduces cooling costs in summer. Ridge vents (continuous vents along the peak of the roof) paired with soffit vents (intake vents at the eaves) create airflow that keeps your attic temperature close to outside temperature.

Ridge vent installation costs $8-$12 per linear foot. For a typical 40-foot ridge, that's $320-$480. It's a small fraction of the total project cost, but it's critical. We've seen roofs fail prematurely—shingles curling, decking warping—because the attic was a furnace in summer and a moisture trap in winter.

If your contractor isn't talking about ventilation during the estimate, that's a red flag. A good roofing contractor looks at the whole system, not just the shingles.

Labor and Installation Costs in Metro Detroit

Material costs are straightforward. Labor is where estimates diverge, and it's where homeowners get confused. Why does one contractor charge $6,000 for labor and another charge $10,000 for the same roof?

Here's what you're actually paying for when you hire a licensed, insured roofing contractor in Southeast Michigan:

Skilled Crew and Installation Quality

Roofing is physical, technical work. A quality crew knows how to handle shingles in cold weather (they get brittle below 40°F), how to flash valleys and chimneys correctly, how to install ridge vents for proper airflow, and how to work safely on steep pitches.

We run crews of 4-6 experienced installers. A typical roof replacement takes 2-4 days depending on complexity. Labor costs run $50-$75 per hour per crew member when you account for wages, payroll taxes, and benefits. For a 3-day job with a 5-person crew working 8-hour days, you're looking at $6,000-$9,000 in labor cost alone.

Cheap labor is expensive. We've repaired dozens of roofs installed by unlicensed crews who didn't know how to flash a valley, didn't use enough fasteners, or cut corners on underlayment. Those homeowners saved $2,000 upfront and spent $8,000 fixing leaks three years later.

Licensing, Insurance, and Worker's Compensation

NEXT Exteriors holds a Michigan Residential Builder's License. That's not automatic—it requires experience, testing, and ongoing compliance with state regulations. We carry general liability insurance and worker's compensation insurance. If someone gets hurt on your property, you're protected. If we damage something during the project, you're covered.

Insurance and licensing aren't free. They add 15-20% to our operating costs. But they're non-negotiable if you want to work with a legitimate contractor. Ask any contractor for proof of insurance and their Michigan builder's license number. If they hesitate, move on.

Project Management and Cleanup

A professional roofing job includes project management—scheduling, material ordering, coordinating inspections, communicating with you throughout the process. It includes daily cleanup (we use magnetic rollers to pick up nails), dumpster rental and hauling, and a final walkthrough to ensure everything meets our standards.

This isn't glamorous work, but it's what separates a professional job from a mess. We've heard horror stories from homeowners who hired cheap contractors and ended up with nails in their driveway, shingle debris in their landscaping, and no one answering the phone when they had questions.

Manufacturer Certifications and Extended Warranties

As a CertainTeed Master Shingle Applicator, we can offer extended warranties that most contractors can't. CertainTeed's SureStart PLUS warranty covers material defects and workmanship for 10 years—not just the standard 1-2 years. That's real protection, and it's only available through certified contractors.

Certification requires ongoing training, quality inspections, and a track record of successful projects. It costs us time and money to maintain, but it's worth it because it gives you confidence that the roof will be installed correctly and backed by both the manufacturer and our company.

Hidden Costs and Common Add-Ons

Here's where estimates get tricky. A base roof replacement quote might not include everything your roof actually needs. These aren't "upsells"—they're legitimate repairs or upgrades that become apparent once we start the work or that you might not realize are necessary.

Decking Replacement

We covered this earlier, but it's worth repeating: decking issues are common in Michigan homes, especially those built before 1980 or homes that have had long-term leaks. We can't quote decking replacement accurately until we tear off the old roof and inspect the structure.

Expect $3-$5 per square foot for decking replacement. A typical job might require 100-300 square feet of new decking, adding $300-$1,500 to the total cost. Reputable contractors explain this upfront and either include a contingency in the estimate or note that decking is billed separately if needed.

Fascia and Soffit Repair

Fascia (the board running along the roofline) and soffit (the underside of the roof overhang) often show damage during a roof replacement—rot from clogged gutters, woodpecker holes, or years of moisture exposure. If your seamless gutters in Detroit, MI have been overflowing or pulling away from the fascia, there's a good chance the wood underneath is compromised.

Fascia replacement costs $8-$15 per linear foot. Soffit replacement costs $6-$12 per linear foot. For a typical home, fascia and soffit repairs might add $800-$2,500 to the project. It's not optional—you can't install a new roof on rotted wood and expect it to last.

We've written about this in detail in our guide on soffit and fascia upgrades that finish siding installations. The same principles apply to roofing—these components are part of the system, and they need to be in good condition.

Chimney Flashing and Cricket Installation

Chimneys are common leak points. Proper chimney flashing requires step flashing (individual pieces of metal woven into the shingles along the chimney sides) and counter flashing (metal embedded in the chimney mortar). A cricket—a small peaked structure behind the chimney—diverts water around the chimney and prevents debris buildup.

Chimney flashing and cricket installation add $400-$800 per chimney. If your current roof doesn't have a cricket and your chimney is more than 30 inches wide, it should. This is where leaks happen, and fixing them later is more expensive than doing it right during the roof replacement.

Skylight Replacement or Resealing

Skylights have a shorter lifespan than shingles—typically 15-20 years. If your skylights are old, leaking, or showing condensation, a roof replacement is the time to replace them. Replacing skylights after the roof is done means cutting into new shingles and risking leaks.

Skylight replacement costs $800-$1,500 per skylight depending on size and type. Resealing and reflashing an existing skylight costs $200-$400. If your skylights are original to a 20-year-old roof, replacement is usually the smarter choice.

Gutter Replacement

If your gutters are sagging, leaking, or undersized, a roof replacement is the logical time to replace them. New gutters integrate cleanly with the new drip edge and ensure proper water drainage away from your home.

Seamless aluminum gutters cost $6-$12 per linear foot installed. For a typical home with 150-200 linear feet of gutter, that's $900-$2,400. Copper gutters—an upgrade for high-end homes—cost significantly more but last 50+ years. We've covered this in depth in our post on copper gutter installation in Metro Detroit.

Attic Insulation and Ventilation Upgrades

A roof replacement is an opportunity to address attic insulation and ventilation issues. Poor insulation leads to ice dams, high energy bills, and premature roof failure. If your attic insulation is inadequate (less than R-38 in Michigan), upgrading during the roof replacement makes sense.

Blown-in cellulose or fiberglass insulation costs $1.50-$3.00 per square foot. For a 1,200-square-foot attic, that's $1,800-$3,600. Spray foam insulation costs more but offers better air sealing and moisture control. Our top-rated insulation contractor services in Detroit include attic assessments and upgrades that pair well with roof replacements.

How to Get an Accurate Estimate (and Avoid Surprises)

You've called three contractors. One quoted $9,000, one quoted $14,000, and one quoted $18,000 for what seems like the same job. How do you know which one is right?

What a Proper Roof Inspection Includes

A legitimate estimate starts with a thorough inspection. The contractor should:

• Get on the roof: Not just look from the ground. They need to inspect shingle condition, flashing, ventilation, and check for soft spots in the decking.
• Check the attic: Look for signs of leaks, inadequate insulation, poor ventilation, and structural issues.
• Measure accurately: Use a measuring tool or satellite imagery to calculate roof area. Guesstimates lead to change orders.
• Assess complexity: Count valleys, dormers, chimneys, and skylights. Note roof pitch and access challenges.
• Inspect fascia and soffit: Check for rot, damage, or areas that need repair before roofing begins.

If a contractor gives you a quote over the phone or after a 5-minute driveway conversation, that's not an estimate—it's a guess. And guesses lead to surprise costs halfway through the project.

Red Flags in Low-Ball Estimates

The cheapest bid isn't always the best value. Here's what to watch for:

• No tear-off: Laying new shingles over old ones ("overlay" or "recover") might be legal in some cases, but it's a shortcut. You can't inspect the decking, and you're adding weight to a structure that might not support it. Most manufacturers void warranties on overlay installations.
• Minimal ice and water shield: Code requires ice and water shield at eaves and valleys. If the estimate doesn't specify coverage area, ask. Cheap contractors use the bare minimum.
• Unknown shingle brands: If the estimate lists "architectural shingles" without specifying CertainTeed, GAF, Owens Corning, or another reputable brand, you're probably getting low-quality materials.
• No ventilation plan: If the estimate doesn't mention ridge vents, soffit vents, or attic ventilation, the contractor isn't thinking about long-term roof performance.
• Vague labor description: "Labor included" doesn't tell you anything. Ask how many crew members, estimated timeline, and what's included in cleanup.
• No proof of insurance or license: If a contractor can't provide a Michigan builder's license number and proof of liability and worker's comp insurance, don't hire them. You're taking on massive risk.

Questions to Ask Your Contractor

Here's what to ask before you sign a contract:

• What brand and line of shingles are you using? (Get specifics—not just "architectural shingles.")
• How much ice and water shield will you install, and where?
• What type of underlayment are you using?
• Will you install ridge vents? How many linear feet?
• What's your plan for decking replacement if we find rot or damage?
• Do you pull permits and schedule inspections?
• What's your cleanup process? (Magnetic sweeps, dumpster removal, etc.)
• What warranty do you offer on workmanship? What does the manufacturer warranty cover?
• Can I see proof of your Michigan builder's license and insurance?

A good contractor answers these questions clearly and doesn't get defensive. If someone brushes off your questions or says "trust me, we do this all the time," that's a sign to keep looking.

Payment Schedules and Financing

Legitimate contractors don't ask for full payment upfront. A typical payment schedule looks like this:

• Deposit: 10-25% to secure the project and order materials.
• Progress payment: 25-50% when materials are delivered or work begins.
• Final payment: Remaining balance upon completion and your approval.

If a contractor wants 50% or more upfront, that's a red flag. If they pressure you to pay in cash or offer a big discount for paying upfront, walk away. These are classic signs of fly-by-night operations.

Many homeowners finance roof replacements through home equity lines of credit, personal loans, or contractor financing programs. We work with financing partners who offer competitive rates and straightforward terms. Don't let financing pressure you into a decision—take time to compare options and read the terms carefully.

When Roof Replacement Makes Sense (and When It Doesn't)

Not every roof problem requires a full replacement. But waiting too long can turn a manageable project into a disaster. Here's how to know when it's time.

Age and Condition

Architectural shingles last 25-30 years in Michigan if installed correctly and maintained. If your roof is 20+ years old and showing signs of wear—curling shingles, granule loss, missing shingles after storms—replacement is the smart move. You're at the end of the roof's lifespan, and repairs are just delaying the inevitable.

If your roof is 10-15 years old and you're seeing isolated damage (a few missing shingles after a windstorm, minor flashing issues), repairs might be sufficient. A good contractor will tell you honestly whether repair or replacement is the better value.

Storm Damage and Insurance Claims

Michigan sees severe weather—high winds, hail, heavy snow, ice dams. If your roof has been damaged in a storm and you have homeowners insurance, file a claim. Insurance often covers roof replacement if the damage is significant enough.

Work with a contractor experienced in insurance claims. We document damage, meet with adjusters, and help you navigate the process. Insurance companies sometimes lowball estimates or deny claims that should be covered. A contractor who knows the process can make the difference between a denied claim and a fully covered replacement.

Pre-Sale Home Preparation

If you're selling your home and the roof is near the end of its life, replacing it before listing can increase sale price and speed up the transaction. Buyers are wary of old roofs—they'll either demand a price reduction or walk away if the inspection reveals problems.

A new roof is a strong selling point. It signals that the home has been maintained, and it removes a major negotiating point for buyers. If you're working with a realtor, ask if a roof replacement makes sense for your market and price point. In many cases, the investment pays for itself in a faster sale and higher offer.

We work with realtors throughout Southeast Michigan on pre-sale exterior improvements. A new roof, fresh exterior painting in Southeast Michigan, and updated house siding in Detroit can transform a home's curb appeal and marketability.

Energy Efficiency Upgrades

If your energy bills are high and your attic is poorly insulated, a roof replacement is an opportunity to address both issues. Upgrading attic insulation, improving ventilation, and installing reflective shingles (cool roof technology) can reduce cooling costs in summer and heating costs in winter.

This isn't a primary reason to replace a roof, but if you're doing the work anyway, it's worth considering. Pair a new roof with energy-efficient windows in Detroit and proper insulation, and you'll see measurable improvements in comfort and utility costs.

Ready to Get Started?

NEXT Exteriors has been protecting Michigan homes since 1988. We're CertainTeed Master Shingle Applicators, BBB A+ Accredited, and backed by 35+ years of experience in Southeast Michigan. Get a free, no-pressure estimate from a team that shows up on time and does the job right.

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Frequently Asked Questions

How long does a roof replacement take in Metro Detroit?

A typical roof replacement on a single-family home takes 2-4 days depending on size and complexity. A simple ranch might be done in 2 days. A large Colonial with dormers and steep pitch might take 4-5 days. Weather delays can extend the timeline—we don't install shingles in rain or when temperatures are below 40°F.

Can I stay in my home during a roof replacement?

Yes. Most homeowners stay in their homes during roof replacement. It's loud—you'll hear hammering, footsteps, and equipment noise—but it's manageable. We work during daylight hours (typically 7:30 AM to 5:00 PM), and we clean up daily. If you have young children or work from home, you might want to plan around the noisiest days.

What's the best time of year to replace a roof in Michigan?

Late spring through early fall (May-October) is ideal for roof replacement in Michigan. Shingles seal better in warm weather, and we're less likely to face weather delays. That said, we install roofs year-round when temperatures allow. If you have an urgent need (active leak, storm damage), don't wait for perfect weather—water damage gets worse the longer you wait.

Will a new roof increase my home's value?

A new roof typically recoups 60-70% of its cost in increased home value, according to national remodeling cost-vs-value data. In Southeast Michigan's competitive real estate market, a new roof can be the difference between a quick sale and a home that sits on the market. Beyond resale value, a new roof improves curb appeal, energy efficiency, and gives buyers confidence that major systems are in good condition.

Do I need to replace my gutters when I replace my roof?

Not necessarily, but it's often the right time. If your gutters are old, sagging, or leaking, replacing them during a roof replacement makes sense—the new drip edge integrates cleanly with new gutters, and you avoid the cost of removing and reinstalling gutters later. If your gutters are in good condition and functioning properly, we can work around them. We'll inspect them during the estimate and give you an honest assessment.

What warranty comes with a roof replacement?

You get two warranties: a manufacturer warranty on materials (typically 25-50 years depending on the shingle line) and a workmanship warranty from the contractor (typically 1-10 years). As a CertainTeed Master Shingle Applicator, we offer extended workmanship warranties through CertainTeed's SureStart PLUS program—10 years of coverage on both materials and labor. Always ask what's covered, how long coverage lasts, and whether the warranty is transferable if you sell your home.

How do I know if I need a roof replacement or just repairs?

Age is the biggest factor. If your roof is 20+ years old, replacement is usually the better investment—you're near the end of the roof's lifespan, and repairs are just buying time. If your roof is younger but showing widespread damage (multiple leaks, extensive shingle loss, significant granule loss), replacement might still make sense. A good contractor will inspect the roof, assess the extent of damage, and give you an honest recommendation. If repairs will get you another 5-10 years, we'll tell you that. If you're throwing money at a failing roof, we'll tell you that too.