Roofing in the Gregory section

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.

Labor, in most cases -- typically more than half the total, and the share rises with pitch and complexity because steep broken-up roofs take far longer per square foot than simple ones. The item that most often moves a final bill away from the quote is different: replacement decking, which nobody can measure until the old covering is off. That is why it belongs in the scope as a rate per sheet.

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.

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.