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Shingle Roof Replacement in Presidential Estates

Shingle Roof Replacement in Presidential Estates from $4.50. Architectural at $5.50 to $8.00 a square foot, three-tab cheaper, and the eaves detail that decides both. Free inspection and a written quote.

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Local crewPresidential Estates work, taken by the people who do it
Local knowledgeSlate assessed before anyone proposes stripping it
Shingle Roof Replacement, priced line by lineNamed detail, never a line saying 'roof replacement works'
HIC reg.Checkable against the board's own public register
Presidential Estates

Shingle Roof Replacement in Presidential Estates: what actually fails

Asphalt on these houses is usually a replacement for something else, and the something else was often slate. That matters, because a roof framed for slate carries a heavier load than asphalt needs and its original battens or boards may have been adapted rather than replaced. Worth establishing before the shingle is specified.

Architectural shingle installs at $5.50 to $8.00 per square foot in New Jersey and three-tab at $4.50 to $6.50. On an average roof that is a few thousand dollars of difference, and it is the clearest case in this trade of a cheaper quote being a lesser roof rather than a better price.

  • Whether the covering is slate, and whether it is actually finished
  • Nails and valley linings assessed separately from the slate
  • Salvage and re-hang priced against replacement, side by side
  • Whether the roof was framed for slate rather than asphalt

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Shingle Roof Replacement in Presidential Estates — gray weathered wood shingles in close-up
ShingleA job of this kind
Shingle Roof Replacement in Presidential Estates — a two-story house frame with its roof covered and scaffolding in place
What actually lets goWhere the money goes
Shingle Roof Replacement in Presidential Estates — a roofing crew silhouetted on a roof at dusk
Before we price itUp top and underneath, then the price
What it costs

Shingle roof replacement cost in Presidential Estates

Three-tab installs at $4.50 to $6.50 per square foot in New Jersey and architectural at $5.50 to $8.00. On pre-war housing there is a second variable that matters as much: what the shingle is going onto, because board sheathing and plywood are not the same job. Expect the widest spread on this site here, because the covering might be slate. An asphalt roof on one of these houses sits in the normal range; a slate roof does not, and the difference between repairing one and replacing it is tens of thousands of dollars.

Typical$4.50 - $8.00 per square foot
From$4.50
Pricedthree-tab to architectural, installed
Time on site2 - 3 days on site
01

The first three feet cost more than the rest

Freeze and thaw drives water back up under the courses at the eaves, which is what an ice barrier is for. Its coverage is a measurable line on a scope and it is invisible once the roof looks finished.

02

Nailing is not a detail

The correct pattern in the correct zone is what survives a February gust, and it cannot be inspected afterwards. It has to be in writing beforehand.

03

Layer count is a hard ceiling

Two coverings is the practical limit. A roof already at two is a tear-off whatever anybody quotes, so a cheap overlay price on a twice-covered roof is not a price.

Buildings in Presidential Estates

Roofs in Presidential Estates, and what that means for shingle roof replacement

This is where slate is most likely to still be on the roof, and where the expensive mistake gets made. On these houses the slate is frequently sound while the nails and valley linings have gone -- a repair, not a replacement, and the difference runs to tens of thousands of dollars.

Roof Replacement in Presidential Estates

Before you replace

Two questions that change the answer more than the roof does

One is about your building and one is about your covering, and most quotes in this city establish neither.

01

Is it slate, and has the slate actually failed

Slate outlives almost everything fixed to it. Slipped slates usually mean corroded nails; leaks at a valley usually mean a rusted lining. Both are repairs. Replacing an existing slate roof is $20 to $35 per square foot, so the difference between diagnosing that correctly and not runs to tens of thousands.

02

Then look at the field, not the failure

On asphalt, if the covering away from the leak still lies flat, holds its granules and is not brittle, the roof has life in it and a repair is the right job. A failed flashing or a split upstand is hundreds of dollars and is routinely produced as proof that the whole roof is finished.

03

And count the layers

Two coverings is the practical ceiling. A roof already at two is a tear-off whatever anybody quotes, and it takes two minutes to check at the rake edge. It is the fastest way to tell whether the quotes in front of you describe the same job.

Related

Other roof replacement work in Presidential Estates

All services

Roof Replacement in Presidential Estates

Bigger houses, bigger roofs, and a real chance the covering is slate rather than asphalt.

Three Family Roof Replacement in Presidential Estates

A large pre-war house divided into three is the awkward case here, because the roof is substantial and possibly slate while the regulatory position is the multi-family one.

Flat Roof Replacement in Presidential Estates

Flat roofs here are usually over a rear extension or a porch on an otherwise pitched house, which raises a useful distinction: re-covering the flat section may be ordinary maintenance, while rebuilding its fall is structural and is not.

Slate Roof Replacement in Presidential Estates

This is where slate most often survives in the city, and where the expensive mistake gets made most.

Partial Roof Replacement in Presidential Estates

Larger houses here have natural divisions -- a main roof, a wing, a porch, a garage -- and that makes partial work honest rather than a compromise.

Nearby

Shingle Roof Replacement in neighboring cities

All areas

Shingle Roof Replacement in East Orange

The three-unit line runs right through this city.

Shingle Roof Replacement in Doddtown

Genuinely mixed eras. A neighbor proves nothing.

Shingle Roof Replacement in Ampere

Duplexes divided into three, and the traces that leaves.

Shingle Roof Replacement in Elmwood

Tight frontages, tenants, and nowhere to park a dumpster.

Shingle Roof Replacement in Brick Church

Flat roofs behind parapets. Access comes first.

Shingle Roof Replacement in Orange

Same buildings, a different construction office.

Shingle Roof Replacement in Irvington

Three-plus units is the default, not the exception.

Questions

Before you book shingle roof replacement

The questions that come up, before you have to ask.

Questions

What homeowners here ask

Architectural or three-tab?

Architectural on most houses, and the difference is real: $5.50 to $8.00 per square foot against $4.50 to $6.50. It is heavier, handles wind better and lasts longer. Three-tab is defensible on a small simple roof or a building being sold shortly.

What is under my shingles on a pre-war house?

Frequently board sheathing rather than plywood, and that changes the job: boards with gaps between them hold a nail differently, and any that have to be made good are a real cost. It is established by looking, not by assuming, and it belongs in the scope.

Do I need a permit to replace a roof on a three-family house?

Yes. The ordinary-maintenance exemption in N.J.A.C. 5:23-2.7 reaches one- and two-family dwellings, so at three units a covering replacement becomes permitted construction work with an inspection at the end. There is a second consequence as well: at three units the building is a multiple dwelling under N.J.S.A. 55:13A-1 et seq.

What does it mean that my building is a multiple dwelling?

A building with three or more dwelling units is a multiple dwelling under the Hotel and Multiple Dwelling Law. It is registered with the DCA Bureau of Housing Inspection and inspected on a five-year cyclical basis, with a certificate of inspection filed afterwards. It is an ongoing maintenance regime rather than a one-off approval, and it applies whether or not anybody is doing work.

Why is my quote so much higher than the figure I found online?

Because most online figures are national and this is not a national market. New Jersey pricing is $9,500 to $26,000 for an architectural asphalt roof, and a good part of the difference is detailing a warm climate does not need: ice barrier at the eaves, drip edge, and the nailing to survive a February gust.

Need shingle roof replacement in Presidential Estates?

Unit count established before anything is priced. New Jersey figures, not a national calculator.

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Call (973) 275-8475