Roof replacement

Plenty of roofs we look at don't need replacing. We'll tell you that, because a repair we do well today is a replacement we do in five years, and we'd rather have both.

Replacement is usually the right call when:

• The underlayment is at end of life, not just the surface, common on Valley tile roofs at the 20–25 year mark, even when the tile still looks perfect.
• There are leaks in more than one plane, which almost always means the system failed rather than a spot.
• Decking is soft or delaminated, which no surface repair can address.
• You're filing a storm claim and the carrier has approved a full replacement.
• You're selling, and the inspection report is about to cost you more in negotiation than the roof costs to fix.

Every proposal we write is itemized, and every material is named. You should be able to look up the underlayment we quoted and read its spec sheet. If a contractor won't tell you the brand, there's a reason.

• Complete tear-off and haul-off of the existing system
• Deck inspection, with any rotted sheathing replaced and shown to you before it's covered
• New underlayment, flashing, valley metal, and pipe boots. Never reused
• New surface material, installed to the manufacturer's spec so the warranty holds
• Ventilation corrected if it's wrong, because that's what killed the last roof
• Daily cleanup, magnet sweep of the yard and drive, final walk with you

Honest answer: it depends on square footage, pitch, material, how many layers come off, and what the deck looks like underneath. Anyone who quotes you over the phone is guessing. The inspection is free and the number that comes out of it is real.