Roof Replacement in Linden, NJ

Signs it's time for a new roof

Roofs rarely fail all at once. They wear out gradually, and the signs are fairly consistent:

• Age. Standard asphalt shingle roofs in New Jersey usually last around 20 to 25 years. Older 3-tab shingles are often closer to 15 to 20.
• Curling, cupping or cracking shingles across large areas, not just one spot
• Granules in the gutters. The gritty coating protects shingles from the sun. When lots of it washes off, the shingles are near the end.
• Leaks in different places that keep coming back after repairs
• A sagging or wavy roofline seen from the street, or soft spots when walked on
• Daylight through the roof boards from inside the attic
• Two or more layers of old shingles already on the roof

Not sure if yours is there yet? We've laid out the pros and cons in our guide to repairing versus replacing a roof.

Roofing materials that suit Linden homes

Most houses in Linden - the Cape Cods, colonials, two-family homes and post-war houses - have pitched roofs covered in asphalt shingles. That's what most replacements here will be, and it's a good choice: affordable, easy to repair, and available in lots of colors.

• Architectural (dimensional) shingles are thicker than old-style 3-tab shingles, look better, and handle wind much better. Many are rated for winds of 110 to 130 mph when installed to the manufacturer's specs. For a windy spot like Linden, they're worth it.
• Low-slope and flat sections - porches, rear additions, dormers and garages - need a different material such as EPDM rubber, TPO or modified bitumen. Shingles on a roof that's too flat will leak. See flat roof repair.
• Metal roofing is less common on houses here but lasts a long time and is sometimes used on porches or as an upgrade.

What a roof replacement involves

1. Inspection and quote. The roofer measures the roof, checks the decking, ventilation and flashing, and gives you a written quote with materials, warranty and cleanup spelled out.
2. Permit. A full re-roof usually needs a permit from the Linden construction office. A reputable contractor will handle this and arrange the inspection.
3. Tear-off. Old shingles and underlayment come off down to the wood. Building codes generally don't allow more than two layers of shingles, and a full tear-off lets the roofer see the deck.
4. Deck repair. Any rotted or soft plywood or boards are replaced. Ask how this is priced - usually per sheet.
5. Protection layers. Ice and water shield goes along the eaves and in the valleys, where ice dams and heavy water flow cause leaks. Synthetic underlayment covers the rest.
6. Flashing and ventilation. New drip edge, step flashing, pipe boots, and ridge vents or other ventilation so the attic doesn't trap heat and moisture.
7. Shingles. Installed with the right number of nails in the right place - this is what the wind rating depends on.
8. Cleanup. Magnetic sweeps of the yard and driveway for nails, and removal of all debris.

On a typical single-family home in the area, the whole job takes one to three days depending on size, steepness and weather.

Ventilation: the part people forget

A new roof is the best chance to fix attic ventilation. Without enough airflow in at the eaves and out at the ridge, attics get very hot in summer and damp in winter. That cooks shingles from underneath, shortens their life, encourages ice dams and can void the shingle warranty. Ask the roofer how they'll ventilate the attic.

Warranties

There are two kinds. The manufacturer's warranty covers the shingles themselves. The workmanship warranty covers how they were installed, and that's where most problems come from. Get both in writing, and ask how long the workmanship warranty lasts.

Choosing a contractor

In New Jersey, home improvement contractors have to be registered with the Division of Consumer Affairs, and contracts over $500 must be in writing. Ask for the registration number, proof of insurance, a written contract and references from recent local jobs. Our hiring guide has a full checklist.