Repair or Replace Roofing
Address roofing issues while your home is already under construction. A whole home remodel is the ideal time to evaluate your roof and make repairs or replacements while contractors and equipment are already on-site.
Quick Summary
Typical Cost
$5,000 - $30,000
Full replacement typical home
Time Required
1 - 5 days
Weather dependent
Difficulty Level
Professional Required
Safety and warranty concerns
Why This Matters
Your roof is your home's first line of defense against the elements. During a whole home remodel, you have unique access to evaluate and address roofing issues that might otherwise go unnoticed until they cause interior damage. With exterior walls potentially exposed and work already happening throughout the house, this is the most cost-effective time to address roofing.
A failing roof can undermine every other improvement you make. New drywall, fresh paint, and updated flooring are worthless if a leaking roof causes water damage. Beyond aesthetics, moisture infiltration leads to mold growth, structural wood rot, and poor indoor air quality. Addressing roofing early in your remodel sequence protects all subsequent work.
Coordinating roofing with your remodel also creates efficiency. The dumpster is already on-site for debris. Scaffolding or laddering may already be set up. Your general contractor can coordinate timing with interior work to minimize delays. Taking advantage of these synergies reduces overall project cost and timeline.
Step-by-Step Guide
Step 1: Conduct Thorough Roof Inspection
Before making any decisions, perform or commission a detailed roof inspection covering all components of the roofing system.
- Check shingles for curling, cracking, missing granules, or missing sections
- Examine flashing around chimneys, vents, skylights, and wall intersections
- Look for sagging roof lines that may indicate structural issues
- Inspect gutters for excessive granule accumulation (sign of aging shingles)
- Check attic for daylight penetration, water stains, or mold growth
- Evaluate ventilation adequacy (soffit vents, ridge vents, attic fans)
Step 2: Decide Between Repair and Replacement
Use inspection findings to make an informed decision about the scope of work needed.
- Consider roof age: asphalt shingles over 20 years typically need replacement
- Evaluate damage extent: isolated problems can be repaired, widespread issues need replacement
- Factor in remodel scope: major renovations warrant addressing borderline roofs
- Check for insurance claims: storm damage may be covered, reducing out-of-pocket cost
- Consider energy efficiency: new reflective or insulated roofing systems
- Get multiple professional opinions for major decisions
Step 3: Select Roofing Materials
Choose roofing materials based on budget, climate, aesthetics, and longevity requirements.
- Three-tab shingles: most economical, 15-20 year lifespan
- Architectural shingles: better aesthetics and durability, 25-30 years
- Designer shingles: premium appearance, impact resistance, 30+ years
- Metal roofing: 50+ year lifespan, energy efficient, higher initial cost
- Consider local climate: ice dam resistance, wind rating, hail impact rating
- Factor in HOA requirements and neighborhood aesthetics
Step 4: Hire Qualified Roofing Contractor
Roofing requires specialized skills and equipment. Select a reputable contractor with proper licensing and insurance.
- Verify state licensing and check for complaints with BBB and licensing board
- Confirm liability insurance and workers compensation coverage
- Ask for manufacturer certifications (GAF, CertainTeed, Owens Corning)
- Get minimum three written estimates with detailed scope of work
- Check references and view completed projects if possible
- Understand warranty terms: workmanship versus material coverage
Step 5: Coordinate with Overall Remodel Schedule
Time roofing work to minimize conflicts with other trades and protect interior work.
- Complete roofing before interior insulation and drywall
- Coordinate with structural work if roof framing is involved
- Plan for weather protection of interior during roof opening
- Schedule roofing during optimal weather window for your region
- Allow roofers exclusive access to avoid safety conflicts
- Plan debris removal with general contractor and dumpster schedule
Step 6: Remove Old Roofing Materials
For full replacement, complete tear-off allows inspection and repair of underlying structure.
- Remove all old shingles, underlayment, and damaged flashing
- Inspect roof decking for rot, delamination, or damage
- Replace damaged decking sections with matching plywood or OSB
- Check rafters and trusses for structural damage
- Remove old nails and debris from decking surface
- Verify decking is adequately secured to framing
Step 7: Install Underlayment and Ice Shield
Proper underlayment is critical for waterproofing and shingle performance.
- Install drip edge along eaves before underlayment
- Apply ice and water shield at eaves (minimum 24 inches past exterior wall)
- Ice shield also required in valleys and around penetrations
- Cover remaining deck with synthetic underlayment (preferred over felt)
- Install drip edge on rakes over underlayment
- Overlap underlayment courses per manufacturer specifications
Step 8: Install Flashing Details
Most roof leaks occur at flashing transitions. Proper flashing installation is critical for long-term performance.
- Install step flashing at all wall-to-roof intersections
- Flash around chimneys with step flashing and counter flashing
- Install proper vent boots for all pipe penetrations
- Flash skylights per manufacturer instructions
- Install valley flashing (open or closed valley per design)
- Use compatible metals to prevent galvanic corrosion
Step 9: Install Shingles
Shingle installation follows specific patterns and nailing requirements for warranty compliance.
- Install starter strip along eaves and rakes
- Begin first course at eave, ensuring proper overhang
- Stagger shingles per manufacturer pattern to avoid aligned joints
- Use correct number of nails per shingle (typically 4-6)
- Position nails in manufacturer-specified nailing zone
- Maintain consistent exposure throughout roof field
Step 10: Complete Ridge and Ventilation
Proper ridge finishing and ventilation complete the roofing system and ensure attic health.
- Install ridge vent for continuous attic ventilation
- Cap ridge with hip and ridge shingles over vent
- Verify soffit vents are clear and functional
- Balance intake (soffit) and exhaust (ridge) ventilation
- Consider attic fan installation for enhanced cooling
- Ensure ventilation meets code requirements for attic size
Step 11: Final Inspection and Cleanup
Verify quality of work and ensure property is clean and safe after roofing completion.
- Walk property with contractor to inspect completed work
- Check all flashing details, especially at penetrations
- Verify proper nailing pattern (may require spot-checking)
- Use magnetic sweeper to collect nails from yard and driveway
- Clean gutters and downspouts of debris
- Schedule final roofing inspection with building department
Roofing Materials Comparison
Three-Tab Asphalt Shingles
The economy option, offering basic protection at the lowest cost.
- Cost: $2.50-4.00 per square foot installed
- Lifespan: 15-20 years
- Wind rating: 60-70 mph
- Best for: Budget projects, rentals, temporary
Architectural Asphalt Shingles
The most popular choice, offering good value with improved aesthetics.
- Cost: $3.50-5.50 per square foot installed
- Lifespan: 25-30 years
- Wind rating: 110-130 mph
- Best for: Most residential applications
Standing Seam Metal
Premium metal roofing with concealed fasteners and modern appearance.
- Cost: $8-14 per square foot installed
- Lifespan: 40-70 years
- Wind rating: 140+ mph
- Best for: Modern aesthetics, long-term value
Metal Shingles
Metal durability with traditional shingle appearance.
- Cost: $7-12 per square foot installed
- Lifespan: 40-60 years
- Wind rating: 120+ mph
- Best for: Historic homes, HOA compliance
Cost Breakdown
Pro Tips
Get Manufacturer Certification
Hire a contractor certified by your shingle manufacturer (GAF Master Elite, CertainTeed SELECT, Owens Corning Platinum). These certifications allow extended warranties covering both materials and workmanship, typically 25-50 years versus standard 10-year manufacturer warranty.
Install In Optimal Weather
Shingles need warm temperatures (40-85 degrees F) to properly seal. Installation in cold weather prevents proper adhesion, while extreme heat makes shingles too pliable and susceptible to damage. Plan roofing for spring or fall in most climates.
Upgrade Ventilation
If your attic is poorly ventilated, address this during re-roofing. Proper ventilation extends shingle life by reducing attic temperatures, prevents ice dams, and reduces cooling costs. A balanced system needs 1 square foot of vent per 150 square feet of attic floor.
Consider Solar Ready
If you may add solar panels in the future, plan now. Some roofing materials work better with solar installations. You can install conduit from attic to electrical panel during the remodel, avoiding costly retrofitting later. New roof plus solar often qualifies for combined financing.
Document Storm Damage
If your roof shows storm damage, file an insurance claim before starting work. Have a public adjuster or contractor document damage with photos. Insurance may cover full replacement if damage is widespread, significantly reducing your out-of-pocket cost for the remodel.
Keep Material Samples
Save a few extra shingles from your installation in a dry location. Future repairs will require matching shingles, and manufacturers frequently discontinue colors. Having original materials ensures invisible repairs for the life of the roof.
Common Mistakes to Avoid
Choosing Contractor on Price Alone
The lowest bid often means corners will be cut. Roofing has many hidden details that affect longevity, from proper nail placement to adequate flashing. A poor installation can fail in 5 years while a quality job lasts 30. Always evaluate contractor credentials, references, and warranty terms alongside price.
Ignoring Ventilation
Poor attic ventilation causes shingles to overheat and age prematurely, voids manufacturer warranties, contributes to ice dams in cold climates, and increases cooling costs. Address ventilation during re-roofing when access is easy. Balanced intake and exhaust is essential.
Skipping the Tear-Off
Installing new shingles over old (overlay) saves money but hides problems. Decking damage, inadequate nailing of old shingles, and moisture issues remain hidden. Overlays also add weight that may exceed roof framing capacity and typically void extended manufacturer warranties.
Neglecting Flashing
Reusing old flashing is a false economy. Flashing failures cause most roof leaks. Replace all step flashing, valley flashing, and penetration boots during re-roofing. New flashing costs a few hundred dollars but prevents thousands in water damage repairs.
Not Addressing Ice Dams
In cold climates, ice dams cause major damage. If you have had ice dam problems, re-roofing is the time to address them. This means proper ice and water shield installation (extending up the roof), improved attic insulation, and better ventilation. These measures prevent the heat loss that causes ice dams.
Frequently Asked Questions
How do I know if my roof needs replacement versus repair?
Replace if: shingles are 20+ years old, more than 25% of shingles are damaged, decking is rotted, there are multiple leak points, or you are already doing major remodeling. Repair if: damage is localized to a small area, shingles are under 15 years old and otherwise healthy, and the issue is clearly traceable to one problem area like a failed flashing.
Should I install a new roof over the old one?
Overlays (installing new shingles over old) save labor and disposal costs but are not recommended for whole home remodels. A full tear-off allows inspection of decking, installation of proper underlayment, and usually qualifies for better manufacturer warranties. Most building codes limit roofs to two layers, and many areas now require full tear-off regardless.
What is the best roofing material for longevity?
Metal roofing lasts 50+ years with minimal maintenance. Architectural asphalt shingles offer 25-30 year lifespans at lower cost. Slate and tile can last 100+ years but require stronger roof framing. For most whole home remodels, 30-year architectural shingles provide the best balance of cost, appearance, and longevity.
How long does a roof replacement take?
A typical single-family home roof can be torn off and replaced in 1-3 days with an experienced crew. Complex roofs with multiple valleys, dormers, or steep pitches may take 3-5 days. Weather delays can extend the timeline. Plan for your home to be vulnerable to weather overnight during the process.
Do I need a permit for roof replacement?
Most jurisdictions require permits for roof replacement, though requirements vary. Permits ensure the work meets building codes and typically include an inspection. Since you are doing a whole home remodel, roofing should be included in your overall permit. Never let a contractor talk you out of pulling proper permits.