01 · Roof replacement
Down to the deck and back again
Full tear-off, a photographed deck check, a complete roof system and a fixed written price. Most homes are done in three to five working days by one crew and one foreman.
(Who it is for)
When a new roof is the honest answer
We replace roofs when the problem is spread across whole slopes, not when one flashing or vent has failed. If the inspection shows a repair will give you five good years, the report says so.
Granule loss across a slope
Bare black mat showing, and granules collecting in the gutters and at downspout outlets.
Curling, cupping or cracked tabs
Usually on the south and west slopes first, where the sun is hardest on asphalt.
Soft or bouncing deck
Felt underfoot during the inspection, and confirmed from the attic with a moisture meter.
Repeated leaks in different places
Three repairs in three years is the roof telling you something.
Two layers already
Code allows two layers at most. A third means a full tear-off anyway.
Selling or insuring
Some insurers will not renew on shingle roofs past 20 years.
(What is included)
What is in a Harlow roof replacement
These are the lines you will see on your written scope. Nothing below is an optional extra we add later.
Written scope
Roof replacement
01
Tear-off and disposal
Every layer removed to the deck, dumpster on boards so the drive is protected, magnetic sweep of lawn and drive every evening.
02
Deck check with photos
Every sheet walked and checked before anything is covered. Rotten sheets are replaced at a fixed $88 per sheet, and you get a photo of each one.
03
Ice and water shield
Self-adhered membrane at eaves (two courses, 6 ft up), in every valley and around every chimney, skylight and pipe.
04
Synthetic underlayment
Over the rest of the deck, lapped and cap-nailed, so the house is watertight at the end of every day.
05
Drip edge and starter
Pre-bent metal drip edge at eaves and rakes, starter strip so the first course seals down in wind.
06
Flashing, all new
Step and counter flashing at walls and chimneys, new pipe boots, W-valley metal where the design calls for it. We never reuse old flashing.
07
Roof system
The shingle, steel, slate, tile or cedar you choose, installed to the maker's instructions with a 6-nail pattern on shingle.
08
Ventilation balanced
Ridge vent matched to the soffit intake you have. If intake is missing we price it as its own line.
09
Permit and inspection
We pull the permit and meet the building inspector where your town requires it.
10
Paperwork
Inspection report, fixed written price, a daily build log text with photos, sign-off walkthrough and a 25-year workmanship warranty.
(How it runs)
How a replacement runs, day by day
A 34-square, two-story house with one layer to remove. Bigger roofs add days in the middle, not surprises at the end.
Week 0
Inspection and written price
45 minutes on the roof and in the attic, photo report within 24 hours, fixed written price within 48 hours. You choose material and colour with samples on the house.
Day before
Delivery
Materials on the roof or the drive, dumpster on boards. This is when the 40% invoice goes out, never before.
Day 1
Tear-off and deck
We only open as much roof as we can make watertight by evening. Every replaced deck sheet is photographed. Daily text at 18:00.
Day 2
Dry-in
Ice and water shield, underlayment, drip edge and valley metal. The house is sealed even if the weather turns.
Day 3–4
Roofing and flashing
Shingles or panels go on slope by slope, with new flashing woven in as each course reaches a wall or chimney.
Last day
Ridge, clean-up, walkthrough
Ridge vent and caps, gutters flushed, magnetic sweep. We walk the finished roof with you (or show you the photos) and send the warranty.
(Price guide)
Guide prices for common Ashford Valley homes
Worked out with the same numbers as our estimator. Your fixed price comes after the inspection, because decking and flashing are where estimates go wrong.
Job
What it covers
Guide price
Single-story ranch, 1,500 sq ft
20 squares · 1 layer off · architectural shingle
$11,800–$14,800
Two-story colonial, 1,800 sq ft
24 squares · 1 layer off · architectural shingle
$15,000–$18,700
Two-story, steep, two layers, 2,200 sq ft
34 squares · 2 layers off · architectural shingle
$23,800–$29,700
Two-story in standing seam steel, 1,800 sq ft
24 squares · 1 layer off · standing seam steel
$30,000–$37,500
Cottage in natural slate, 1,200 sq ft
19 squares · 1 layer off · natural slate
$35,400–$44,200
- Deck sheets
$88 each, only if needed, each one photographed
- Extra layer to remove
$90 per square
- Chimney step and counter flashing
From $640 per chimney
- Soffit intake where none exists
$12–18 per foot
(Materials)
Six roof systems we install
Rates are guide installed prices per square before tear-off. The materials library compares them honestly, trade-offs included.
Tudor revival on Birch Row
Full replacement · Job 2417
Architectural shingle
34 squares
4 days on site
Farmhouse with a wraparound porch
Tear-off and new deck · Job 2389
Architectural shingle
41 squares
5 days on site
Craftsman on Alder Street
Roof and gutters · Job 2318
Shingle + membrane
22 squares
3 days on site
(Free inspection)
Find out what your roof actually needs.
A free 45-minute inspection and a photo report within 24 hours. The fixed price follows within 48 hours, with no deposit until materials arrive.