When a Repair Isn't Enough Anymore
A roof is due for replacement when fixing it keeps costing money without stopping the leaks. On a flat roof, that usually means the membrane is cracked or blistered across the whole surface, or water has soaked the insulation in several places. On a shingle roof, it means shingles that are bald, curled or brittle on most slopes, or a deck that's gone soft. A roofer can tell you which side of that line your roof is on, and show you photos so you can see it yourself.
Signs to mention when you call:
- leaks in more than one spot
- repairs that only last a season
- a flat roof that holds water in several places after rain
- shingles missing granules, so the gutters fill with grit
- a roof you know is 20 years old or more
Replacing a Flat Roof vs a Shingle Roof
| Step | Flat roof | Shingle roof |
|---|---|---|
| Take off | Old membrane, often old insulation board, sometimes a layer of asphalt and gravel underneath | Old shingles, down to the roof boards |
| Check the deck | Boards or planks under the insulation; soft areas replaced | Plywood or plank boards; soft areas replaced |
| Build back up | New insulation board, tapered if needed to move water to drains | Drip edge, underlayment, an ice barrier at the eaves and in valleys |
| Top layer | Rubber (EPDM), plastic (TPO) or modified bitumen | Architectural shingles in most cases |
| Edges and walls | New membrane up the parapet walls, new metal caps, new drain fittings | New flashing at walls, chimneys and vents; ridge vent and caps |
What Changes the Price
Every replacement is priced from the building itself, so a fair number needs someone to see it:
- Size. Roofers price by the square, which is 100 square feet of roof surface.
- What comes off. One layer or several. Old asphalt and gravel roofs are heavy and slow to remove.
- The deck. How many boards are soft or rotted.
- Drainage. Whether tapered insulation is needed to stop water from sitting.
- Walls and openings. Parapets, chimneys, hatches, skylights and vent pipes all add flashing and labor.
- Getting materials up. A three-story building on a narrow street with cars on both sides takes more setup than a ranch on a corner lot.
- Product. The membrane or shingle line and the warranty that comes with it.
What the Job Looks Like
On most houses, a replacement takes a few working days, more on larger or more complicated roofs. A dumpster or truck needs a spot near the building, which on many Elizabeth streets means checking parking rules or asking the city about a permit for the street. Expect noise from early morning, and some dust in the top-floor rooms or the attic. The roof should be watertight at the end of each day.
In a building with tenants, tell them the schedule in advance, ask them to move cars if the dumpster needs the space, and let them know about noise. More: reroofing an occupied two-family.
Choices Worth Asking About
- Flat roofs: EPDM rubber, TPO, or modified bitumen; white or dark surface; tapered insulation to fix standing water; new drains or scuppers.
- Shingle roofs: the shingle line and color; an ice barrier past the minimum at the eaves; a ridge vent with soffit intake; new step flashing at every wall.
- Both: whether a coating would buy enough time instead. See coating or a new flat roof.
- Solar later? If panels might go up in the next few years, replace the roof first. See solar on an older roof.
When Is a Roof Past Repairing?
When the damage is spread across the roof rather than in one spot. Scattered leaks, a membrane that cracks wherever you press it, insulation that's wet in several places, or shingles that crumble at the edges all point to replacement. A single bad seam, one torn area, or one leaking chimney usually doesn't. Ask the roofer to show you photos from several parts of the roof, not just the leak.
Before You Sign
Make sure the contract names the exact membrane or shingle line, what happens to the old layers, how many deck boards are included and the price of each extra, what's done at walls and drains, cleanup, the permit, and both warranties. The roofer's state registration number should be on it too. How to check: roofers in Elizabeth.
Roof Replacement Around Elizabeth
In the city
- ElmoraElizabeth
- Elmora HillsElizabeth
- MidtownElizabeth
- North EndElizabeth
- Frog HollowElizabeth
- PeterstownElizabeth
- BaywayElizabeth
- ElizabethportElizabeth
- WestminsterElizabeth
- Keighry HeadElizabeth
West and north
South and southwest