Roofing The Valley, NJ | Roofers Near You

On site

How roofing in The Valley actually works

The one part of West Orange where the unit count is a real question before anything else. Ordinary maintenance covers a detached one- or two-family dwelling; three or more units or an attached building does not, and that is settled at the construction office rather than on the roof. Low-slope roofs behind parapets are common here and rare up the hill.

Establish how many units the building is before discussing the covering, because the answer changes the paperwork and not just the price.

The lower, eastern part of the township along Valley Road, the older working side of West Orange and the closest to the neighboring cities. Denser and more mixed than the mountain: two-family and semi-detached housing, some small apartment buildings, and commercial frontage with flats above along the main road.

Unit count -- three or more is never ordinary maintenance
Whether the visible pitch is the whole roof, which it often is not
Party walls and shared abutments, before the scaffold
A sequence that never leaves a unit open overnight

Book a free quote

Roofing in The Valley — a white two-story colonial house with a dark shingle roof behind a landscaped front garden — **The Valley**The housing around here

Services

Services in The Valley

6 lanes of roofing work, each priced against a written scope.

All services

Roof Replacement in The Valley

The part of West Orange where the first question is how many units the building contains.

Roof Repair in The Valley

On two-family and semi-detached housing, a repair has to account for a party wall or an abutment that the neighbor also owns part of.

Storm Damage Roof Repair in The Valley

On a multi-family building, a storm repair has to keep every unit dry overnight, which constrains the sequence far more than the work itself does.

Slate Roof Replacement in The Valley

There is far less natural slate down here, and where it appears it is usually on an older two-family house rather than an estate property.

Flat Roofing in The Valley

This is the one part of West Orange with genuine low-slope roofing behind street parapets, on the older mixed-use and multi-family buildings along the main road.

Roof Inspection in The Valley

On a multi-family building the roof space may be divided, inaccessible or shared, so part of the inspection is establishing what can actually be seen and saying plainly what could not.

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.

Look at the paper they handed you

The same regulation puts that number on every advertisement, business document, contract and piece of correspondence distributed in this state. A flyer or a door hanger without one was produced in breach of it, whatever else is printed on it.

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.

Nearby

Areas next to The Valley

All areas

Roofing in West Orange

One township, two trades. The mountain decides.

Roofing in Llewellyn Park

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

Roofing in Pleasantdale

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

Roofing in St. Cloud

High and exposed. Edges first, access second.

Roofing in the Gregory section

Heavy canopy. Valleys, gutters and shaded slopes.

Roofing in Livingston

Large, simple, accessible. Age is the question.

Roofing in Verona

Inter-war stock. Board decking and narrow lots.

Questions

What roofing costs in The Valley

Published ranges and straight answers, before you ring round.

Questions

What homeowners here ask

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.

How much should a 1200 sq ft roof cost?

A 1,200 square foot roof in architectural shingle works out at roughly $6,600 to $9,600 on New Jersey rates, before anything the roof itself adds. Note that 1,200 square feet of FLOOR is not 1,200 square feet of roof: pitch, overhangs and dormers mean the roof area on a house that size is commonly a third larger again, which is a frequent source of quotes that look inexplicably far apart.

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.