Slate Roof Replacement West Orange, NJ

West Orange

Slate Roof Replacement in West Orange: what actually fails

Natural slate runs $22 to $35 a square foot installed in New Jersey and synthetic $9 to $16. On a house that already has slate the question is rarely which is better -- it is whether the frame was built for the weight. On the mountain sections it generally was; further west it generally was not.

Natural slate installs at $22 to $35 per square foot in New Jersey; across the state the full spread runs $18 to $40 depending on the stone and the complexity of the roof. Synthetic slate is $9 to $16 and lands most average houses between $18,000 and $32,000 all in. On a single broken tile, natural slate is $200 to $500 to put right because it is specialist work; synthetic is an ordinary repair.

Which side of the mountain the house is on, and what that implies
Layer count at the rake edge before anything is priced
Board sheathing or plywood -- they are not the same job
The registration number on the scope you are handed

Call (973) 576-8560

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

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

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

What it costs

Slate roof replacement cost in West Orange

Natural slate installs at $22 to $35 per square foot in New Jersey and synthetic at $9 to $16, which puts synthetic on an average house between $18,000 and $32,000 all in. The choice is usually made by the structure rather than by preference: a frame built for stone will carry stone, and one built for asphalt will not. Which side of the mountain the house sits on moves a West Orange quote further than the choice of covering does. Steep, broken-up First Mountain roofs and simple Valley slopes are different trades at different day rates, and a number quoted from experience of one is wrong about the other.

Typical$22 - $35 per sq ft, natural

From$9

Priced$9-16 per sq ft, synthetic

Time on site5 - 12 days on site

What makes it cheaper

Choosing synthetic where the frame was never built for stone -- which is most of this service area outside the mountain sections. It also makes every future repair an ordinary one rather than specialist work.

What makes it cost more

Genuine slate on a genuinely complicated roof. Towers, dormers and long valleys are all hand work, and a single broken natural slate is $200 to $500 to replace properly because of what it takes to do it without breaking three more.

The question that comes first

Whether the slate has actually failed. Very often the stone has decades left and it is the nails, the valley linings or the flashings that have gone -- a completely different job at a completely different price.

Buildings in West Orange

Roofs in West Orange, and what that means for slate roof replacement

The mountain decides the job here. Up the slope, roofs are steep, broken up by dormers and valleys, and often natural slate at $22 to $35 a square foot. Down in the Valley they are simpler asphalt at $5.50 to $8.00. Quoting one from experience of the other goes wrong in both directions.

Most of this township is detached, so a roof covering replacement is usually ordinary maintenance with no permit at all -- and the office that decides is the township's own.

The choice is usually made for you by the structure. A roof framed in the 1890s for natural slate will carry natural slate. A roof that was framed for asphalt will not, and putting stone on it means reinforcing the structure underneath -- which is a different job with a different permit position, because structural work is not ordinary maintenance.

Every area we cover

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 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.

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 West Orange

All services

Roof Replacement in West Orange

One township, two price bands.

Roof Repair in West Orange

Most repairs here land between $350 and $1,800, and the wide spread is the point: replacing a few courses is not the same job as finding a leak.

Storm Damage Roof Repair in West Orange

Wind is what does it here, and it does it to the edges.

Flat Roofing in West Orange

Flat roofing here is $5 to $14 a square foot, EPDM at $5 to $9 and TPO at $6 to $12.

Roof Inspection in West Orange

Most people book one because somebody told them the roof needed work -- a surveyor, a neighbor's contractor, or a stranger who knocked.

Nearby

Slate Roof Replacement in neighboring cities

All areas

Slate Roof Replacement in Llewellyn Park

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

Slate Roof Replacement in Pleasantdale

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

Slate Roof Replacement in St. Cloud

High and exposed. Edges first, access second.

Slate Roof Replacement in the Gregory section

Heavy canopy. Valleys, gutters and shaded slopes.

Slate Roof Replacement in The Valley

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

Slate Roof Replacement in Livingston

Large, simple, accessible. Age is the question.

Slate Roof Replacement in Verona

Inter-war stock. Board decking and narrow lots.

Questions

Before you book slate roof replacement

The questions this job turns on, answered up front.

Questions

What homeowners here ask

Has my slate actually failed, or just the fixings?

Very often just the fixings. Natural slate frequently outlives the nails holding it and the metal in the valleys beside it, so a roof that is visibly shedding tiles may need renailing and new linings rather than new stone. Those are wildly different jobs and the difference is established by looking, not from the ground.

Can I put natural slate on a house that does not have it?

Only if the structure will carry the weight, which on most post-war housing it will not without reinforcement -- and reinforcement is structural work, so it is not ordinary maintenance and the permit position changes. Synthetic slate at $9 to $16 a square foot gives the appearance without the engineering.

What are some signs a roofer is reputable?

In New Jersey four of them are checkable rather than a matter of impression. The registration number appears on both sides of the van in inch-high lettering and on every advertisement and document, under N.J.A.C. 13:45A-17.11. Any contract over $500 is in writing and signed by both parties, with the legal business name and a street address on it. And it carries a bold notice giving you three business days to cancel. A contractor who meets all four may still be wrong for the job, but one who fails them is not a judgment call.

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 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.