Roof Replacement Pleasantdale, NJ | First Mountain Roofing

Pleasantdale

Roof Replacement in Pleasantdale: what actually fails

The most straightforward replacement work in the township: post-war detached houses, moderate pitches, little geometry. Which makes the two variables unusually visible -- how many coverings are already up there, and whether you are being quoted architectural shingle at $5.50 to $8.00 or three-tab at $4.50 to $6.50 for a similar-looking number.

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.

How many coverings are already up there
Architectural or three-tab, stated plainly in the quote
Whether the gutter run was ever hung with a fall on it
Deck condition on a roof that has been covered twice

Call (973) 576-8560

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

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

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

What it costs

Roof replacement cost in Pleasantdale

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. The most predictable pricing in the service area. Simple post-war geometry means the two variables are visible: the layer count, and whether the quote is architectural shingle at $5.50 to $8.00 or three-tab at $4.50 to $6.50 for a similar-looking total.

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 Pleasantdale

Roofs in Pleasantdale, and what that means for roof replacement

The most straightforward roofing in West Orange and the easiest to price honestly: architectural shingle at $5.50 to $8.00 a square foot on roofs without much geometry to them. What moves the number is the layer count and the deck, because a roof already carrying two coverings is a tear-off whatever anybody quotes.

Simple roofs are where the difference between an architectural and a three-tab quote shows up most plainly, because nothing else in the price is complicated.

All roofing work in Pleasantdale

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 Pleasantdale

All services

Roof Repair in Pleasantdale

Simple roofs fail simply, which is good news for a repair.

Storm Damage Roof Repair in Pleasantdale

A gust that gets under a badly nailed course on a simple roof will take a clean strip off it, which looks alarming and is usually a bounded repair.

Slate Roof Replacement in Pleasantdale

Post-war frames out here were not built for stone, so putting natural slate on one means reinforcing the structure -- a different job, with a different permit position, because structural work is not ordinary maintenance.

Flat Roofing in Pleasantdale

The typical flat roof here is a rear extension or an attached garage added to a post-war house, and the typical failure is at the wall junction where it meets the original building.

Roof Inspection in Pleasantdale

On a simple post-war roof the inspection answers two questions quickly: how many coverings are up there and how much life the top one has left.

Nearby

Roof Replacement in neighboring cities

All areas

Roof Replacement in West Orange

One township, two trades. The mountain decides.

Roof Replacement in Llewellyn Park

An 1850s planned community. Real slate, real frames.

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.

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.

What is the average price for a new roof in NJ?

An architectural asphalt roof runs $9,500 to $26,000 in New Jersey, and most 2,000 square foot houses land at $12,000 to $18,000 installed. Per square foot that is $5.50 to $8.00 for architectural shingle against $4.50 to $6.50 for three-tab. Natural slate is a different market entirely at $22 to $35 a square foot, and synthetic slate sits between them at $9 to $16.

What is the average lifespan of a roof in New Jersey?

Architectural asphalt typically gives 20 to 30 years here and three-tab 15 to 20, with freeze and thaw at the eaves doing more to shorten both than sunlight does. Natural slate outlasts the rest by a wide margin -- often a century or more -- which is why so many slate roofs in this area need their nails, valleys and flashings attended to rather than the stone replaced.