Roof Replacement
Roof replacement, scoped before it starts
Most of what determines how long a new roof lasts is decided in the two hours after the old one comes off — the condition of the deck, how it is re-fastened, and how the underlayment and flashing details are handled. That work is invisible once the roof is on, so we document it.
Why people call
You are probably here because of one of these
The roof is past 15–20 years
Age alone is not a verdict, but in this climate it changes what an inspection is looking for — and it changes what an insurer expects to see.
Leaks in more than one place
A single leak is usually a detail failure. Several, in different areas, usually means the system underneath has reached the end of its life.
Granule loss, cupping or cracked tile field
Visible surface breakdown means the layer doing the waterproofing is being asked to do it alone.
You are selling, buying or re-insuring
A documented roof condition report changes those conversations. Sometimes it means you do not need to replace at all.
Scope
What the work actually includes
Written out because this is the list an estimate should be comparable against — including the lines that are easy to leave off.
Tear-off and disposal
Complete removal down to the deck, with containment sized to the property and daily magnet sweeps for fasteners.
Deck inspection and repair
Every sheet is walked and sounded. Damaged or delaminated decking is replaced — quantities reported and approved before it is installed, not discovered on the invoice.
Re-nailing to current requirements
Existing decking is re-fastened to the pattern the current code requires. This is one of the few structural upgrades a re-roof can deliver, and it is easy to skip quietly.
Underlayment assembly
Secondary water barrier and underlayment selected for the roof covering and the exposure, installed to the manufacturer's specification for the wind zone.
Flashing, penetrations and terminations
New flashing at walls, valleys, chimneys, vents and skylights. Reusing tired flashing under a new roof is where a large share of first-year leaks come from.
Permits, inspections and closeout
Permitting, required inspections, final walkthrough and the complete photo record and warranty documentation handed over at the end.
Options
What you are choosing between
The differences that change the decision, rather than the ones that fill a brochure.
Architectural shingle
The most common replacement in Southwest Florida. Laminated shingles rated for high-wind zones, installed to the enhanced nailing pattern the rating depends on.
Standing seam metal
Concealed fasteners, long service life, and the profile that handles coastal exposure best. A higher up-front cost that changes the arithmetic over a long hold.
Concrete or clay tile
Appropriate to a great many SWFL homes and often required by an HOA. The underlayment beneath it is the part that determines the service life.
Worth knowing
The deck is where the money hides
Every honest replacement estimate has an allowance for decking that cannot be seen until tear-off. Ours states the unit price and the assumed quantity up front, so an overage is arithmetic you can check rather than a surprise you have to take on faith.
Questions
Roof Replacement — asked and answered
Will you know the final price before you start?
Everything except concealed deck damage is fixed in the written scope. The deck allowance is stated as a unit price with an assumed quantity, and anything beyond it is photographed and approved by you before it is installed.
Do I have to move out?
No. It is loud, and there will be a dumpster and staging area on the property, but the house stays livable. We will tell you which days are the noisy ones so you can plan around them.
Other services
Roof Repair
Leak diagnosis and targeted repair — including an honest answer when a repair is the wrong spend.
Read moreStorm Damage
Emergency tarping, dated damage documentation, and a written scope your claim process can actually use.
Read moreMetal Roofing
Standing seam and metal systems specified for salt exposure, wind uplift and the long hold.
Read more
Book an inspection for roof replacement
The request takes about a minute and arrives with enough detail that the first call back is a real conversation rather than twenty questions.