Websites for roofers.

Architectural asphalt shingles realistically give twenty to twenty-five years here, three-tab closer to fifteen, and metal or slate far longer. Ventilation matters as much as the shingle: a hot, poorly vented attic can take five years off any roof. If yours is over eighteen and you are seeing granules in the eavestrough or curling edges, it is time to plan rather than react.

It is legal in some cases and we still recommend against it. An overlay hides rotten sheathing, holds heat, voids most manufacturer warranties, and makes the next roof more expensive. Tear-off costs a little more now and is the reason our roofs go the distance.

Square footage first, then pitch — anything over about 8/12 needs staging and slows everything down. After that: number of layers to remove, valleys, dormers, skylights and chimneys, how much sheathing turns out to be rotten, and whether a dumpster can get near the house. We quote a fixed price with a stated allowance for bad sheathing so there is no surprise mid-job.

Usually not for a like-for-like shingle replacement, since it is maintenance. Structural work, changing the roof line, or replacing a significant amount of sheathing can trigger one. We tell you up front which side of that line your job falls on.

Late spring through fall is ideal, because asphalt shingles need warmth to seal down properly. We do roof in cold weather when a roof cannot wait, hand-sealing the tabs where needed. What we will not do is install onto a wet or frosted deck.

Get a bucket under it and, if the ceiling is bulging, poke a small hole at the low point to let the water drain in one place rather than bringing the whole ceiling down. Photograph everything for insurance. Call us — we tarp active leaks the same day and come back to do the real repair once it is safe to be up there.