Roof Replacement Llewellyn Park, NJ | First Mountain Roofing

Llewellyn Park

Roof Replacement in Llewellyn Park: what actually fails

Estate roofs on wooded lots, with towers, dormers and substantial natural slate. The frames here were built to carry stone, so replacing slate with slate is a genuine option rather than a structural project -- which is the opposite of most of this county. Price per square is close to meaningless on a roofline this broken up; the quote has to be built from the detail outwards.

An architectural asphalt roof in New Jersey runs $9,500 to $26,000, and most 2,000 square foot houses land at $12,000 to $18,000 installed. Architectural shingle is $5.50 to $8.00 per square foot against $4.50 to $6.50 for three-tab. On a house you intend to keep, the heavier product is worth the difference; on one you are selling next spring, it may not be, and a quote that does not ask which you are doing has not asked enough.

Whether the slate has failed, or only the nails and linings
What the frame was built to carry, confirmed rather than assumed
Sound slate assessed for salvage before anything is ordered
How the roof reads from the road, as part of the brief

Call (973) 576-8560

Roof Replacement in Llewellyn Park — new timber roof framing seen from below against the sky — **Replacement**This work, on a house like yours

Roof Replacement in Llewellyn Park — timber rafters and a roof window seen from inside an attic — **Where it goes wrong**The detail worth paying for

Roof Replacement in Llewellyn Park — two roofers on the roof of a blue wood-sided house — **The survey**Walked, photographed, then priced

What it costs

Roof replacement cost in Llewellyn Park

Those are New Jersey figures for an architectural asphalt roof, and most 2,000 square foot houses land at $12,000 to $18,000 installed. In West Orange the number moves most with which side of the mountain the house is on: a steep, broken up First Mountain roof is a different job from a post-war slope out towards Pleasantdale. Priced from the detail outwards rather than per square. Natural slate at $22 to $35 a square foot, hand work at every tower, dormer and valley, and access up a private wooded hillside that decides a real part of the figure before any material is chosen.

Typical$9,500 - $26,000

From$9,500

Priced$12,000-18,000 on a 2,000 sq ft house

Time on site2 - 4 days on site

What makes it cheaper

A simple roof shape, a driveway to work from, a deck that turns out sound, and a detached one- or two-family house -- which in most of this township means ordinary maintenance and no permit to wait on.

What makes it cost more

Pitch and geometry first: dormers, valleys and turrets add time per square that area alone never shows. Then a sloping wooded site that has to be staged, board sheathing that has to be made good, and a second covering that has to come off.

The line that decides the spread

How decking replacement is priced. It belongs in the scope as a rate per sheet, because nobody knows how much has softened until the covering is off, and a lump figure is a guess in one direction or the other.

Buildings in Llewellyn Park

Roofs in Llewellyn Park, and what that means for roof replacement

This is the most specialized roofing in the township and the least suited to a price per square. Natural slate runs $22 to $35 a square foot, a single broken tile is $200 to $500 to put right properly, and the frames here were built for the weight -- which means replacing stone with stone is a genuine option rather than a structural project.

Access and appearance both matter more here than area does, and neither of them is visible in a quote written from a satellite photograph.

All roofing work in Llewellyn Park

Before you book anything

Four checks that cost nothing and take about a minute

Three of them you can do standing in your own driveway, before anybody gets a ladder off a roof rack. Apply them here first.

Look at the van

N.J.A.C. 13:45A-17.11 requires the registration number on BOTH sides of a commercial vehicle used for home improvement work, with "HIC reg. #" in lettering an inch high. An unmarked van is not a matter of taste or opinion -- it is a vehicle that does not comply with the rule it is supposed to.

Ask for the contract before the ladder

Over $500, N.J.A.C. 13:45A-16.2 requires it in writing and signed by both parties, setting out the work and the materials and giving the contractor's legal name and business address. A first name and a mobile number is not a business address.

Check it gives you three days

That contract must carry a bold Notice to Consumer giving you three business days to cancel, running to midnight of the third business day after you receive your copy. Anyone telling you the price is only good today is describing something the law will not enforce for them.

Other roofing work in Llewellyn Park

All services

Roof Repair in Llewellyn Park

Repairing natural slate is specialist work and priced accordingly -- $200 to $500 for a single tile replaced properly.

Storm Damage Roof Repair in Llewellyn Park

Wind that takes asphalt off a suburban roof takes slate off an estate one, and the pieces are heavier and the replacement is specialist.

Slate Roof Replacement in Llewellyn Park

This is where the township's slate actually is, on frames designed in the 1850s onward to carry it.

Flat Roofing in Llewellyn Park

On estate houses the flat areas are small, awkward and visible from somewhere: a tower top, a balcony deck, the flat behind a parapet on a wing.

Roof Inspection in Llewellyn Park

On a slate estate roof an inspection is mostly about distinguishing between stone that has failed and fixings that have.

Nearby

Roof Replacement in neighboring cities

All areas

Roof Replacement in West Orange

One township, two trades. The mountain decides.

Roof Replacement in Pleasantdale

Post-war and simple. The layer count is the variable.

Roof Replacement in St. Cloud

High and exposed. Edges first, access second.

Roof Replacement in the Gregory section

Heavy canopy. Valleys, gutters and shaded slopes.

Roof Replacement in The Valley

Denser and more multi-family. Unit count decides it.

Roof Replacement in Livingston

Large, simple, accessible. Age is the question.

Roof Replacement in Verona

Inter-war stock. Board decking and narrow lots.

Questions

Before you book roof replacement

The questions this job turns on, answered up front.

Questions

What homeowners here ask

Do you replace the decking as well?

Only where it has actually softened, and as a rate per sheet in the written scope rather than a lump guess. On the older stock here the deck is frequently board sheathing rather than plywood, which holds a nail differently -- so it is established by lifting and looking before anything is specified on top of it.

Can I overlay instead of tearing off?

Only over one existing layer, on a sound deck. Two coverings is the practical ceiling, and an overlay buries the eaves detail -- so if there was never an ice barrier down there, an overlay guarantees there still is not. In this climate that is the wrong saving.

Do I need a permit to replace a roof in NJ?

Usually not, on a house. Replacing the roof COVERING on a detached one- or two-family dwelling is ordinary maintenance under N.J.A.C. 5:23-2.7 -- no permit, no notice, no inspection. Three or more units, an attached building, or anything structural underneath the covering is a different answer, and the office that decides is your own municipality's construction office, not the state's. West Orange is detached enough that no permit is the normal outcome here.

What is the 25% rule for roofing?

It is a Florida rule, and it does not apply in New Jersey. The 25% rule comes from the Florida Building Code Existing Building, where repairing or replacing more than a quarter of a roof within a year can require the whole thing to be brought up to current code. New Jersey has no equivalent provision. It appears in searches here because national content repeats it without saying which state it belongs to, and it is worth knowing that any contractor quoting it at you in this state is citing the wrong code book.

Is $30,000 too much for a roof?

For a standard asphalt roof on an average house, yes -- that is well above the $12,000 to $18,000 most 2,000 square foot houses cost here. But it is an entirely normal figure for natural slate, for a large house, or for a steep and complicated roofline with towers and dormers, which this township has a good deal of. The number on its own does not answer the question. What the quote itemizes does.