Services · 01 of 04
A whole new roof, built from the deck up
Most valley roofs we replace are 20 to 25 years old and starting to curl, crack or leak. We strip them to the wood, fix what we find, and build the full system back. Most homes are done in one or two days.
Price, time on site and warranty
Published price
Average home: $11,100 to $14,500 in asphalt
The same average roof (18 squares, average pitch, one-layer tear-off) runs $22,300 to $29,400 in standing-seam metal and $26,600 to $33,700 in cedar shake. All three come straight from the per-square table. The calculator uses your own size, pitch and tear-off.
Time on site
1 to 2 days on site for most homes; 3 to 5 days for steep, metal or cedar roofs.
Warranty
15-year Beacon Watch workmanship warranty, plus the manufacturer's material warranty.
Signs it's time
What homeowners usually notice first
- Shingles curling, cupping or cracking, or granules piling up in the gutters
- Daylight in the attic, or damp insulation after a hard rain
- A roofline that sags between the rafters
- The roof is past 20 years and the repair bills keep coming
- Two layers already on: a third would void any new shingle warranty
Not sure? Stay off the ladder. Send ground photos with your estimate request and we'll tell you what we see.
Included, always
Line by line, in every quote
- On-roof (or drone) measure and a core sample of the existing roof
- Full tear-off. We quote an overlay only if you insist, and we'll explain why we'd rather not
- Deck re-nailed to current code; rot replaced at the published $85 per sheet
- Ice-and-water shield at eaves and valleys, synthetic underlayment everywhere else
- All-new flashing and pipe boots, never reused, no exceptions
- Open metal valleys and continuous ridge venting
- Magnetic nail sweep at clean-up and again at the final walkthrough
- 15-year workmanship warranty registered in writing to your address
Three materials
Priced per square, with the lifespan next to it
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Architectural asphalt shingle
$465 to $640 per square
Lasts 22 to 28 years
The best value per year of dry house for most homes in the valley.
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Standing-seam metal
$1,050 to $1,425 per square
Lasts 40 to 60 years
Buy one roof instead of two, and shrug off hail that bruises shingles.
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Cedar shake
$1,275 to $1,650 per square
Lasts 30 to 40 years with care
Character-district and lakefront homes where the roof is part of the architecture.
How the job runs
Six steps, no surprises left in them
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Step 1: Free measure
On the roof or by drone, plus a core sample so we know how many layers are up there. About 45 minutes; you don't need to be home.
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Step 2: Written quote
Line by line, fixed for 30 days. If prices drop before you sign, the quote drops too.
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Step 3: Site protection
Tarps over plants, plywood paths on the lawn, and the dumpster placed where you say.
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Step 4: Tear-off and deck check
Any bad decking is photographed and texted to you at $85 a sheet before we replace it.
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Step 5: Dry-in the same day
Ice-and-water shield and underlayment go down before the crew leaves. A Beacon roof never sleeps open.
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Step 6: Install, sweep, walkthrough
New roof, two magnet sweeps, a walkthrough with you, and the warranty registered to your address.
From the project log
Jobs like this one, told honestly
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Birch Landing · 2025
Three layers down to daylight
The estimate assumed 8 sheets of decking; tear-off found 14. The homeowner had photos of every bad sheet in her inbox before we nailed the new ones down. That's what the published $85 per sheet is for.
Read the full story →
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Kelsey Junction · 2024
A 10/12 farmhouse goes to metal
Five days instead of the quoted four. The original 1890s ridge beam wandered almost two inches, and straight panels don't bend to fit. We ate the extra day; the quote was fixed-price.
Read the full story →
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East Windrow · 2025
61 hail strikes, one adjuster meeting
We told the owner two slopes didn't have enough damage to claim, and the carrier's re-inspection agreed. Claiming clean slopes is how storm outfits get whole roofs denied.
Read the full story →
Straight answers
Roof replacement questions
Can you put new shingles over the old ones?
We can, but we'll try to talk you out of it. An overlay traps heat, hides rot and voids most shingle warranties. It also leaves the next roofer two layers to remove. If you still want one after hearing why, we'll quote it in writing.
How long does a roof replacement take?
Most average homes take one or two days on site. Steep, metal and cedar roofs take three to five. We'll give you the number of days in the quote, and if we run long on a fixed-price job, that's on us.
What if it rains on install day?
We watch the forecast and only open as much roof as we can dry in that day. If weather turns, the crew covers the open section before anything else. Your house stays dry either way.
Will my yard be a mess?
Plants get tarped, the lawn gets plywood paths, and we run the magnetic sweeper twice: once at clean-up and again at the final walkthrough. If you find a nail later, call us and we'll come sweep again.
More questions? Read the full FAQ or call (555) 014-8830. A person answers Monday to Saturday.
Other services
Free estimate
Price your new roof before anyone climbs a ladder
The calculator uses the same per-square table our estimators do. Run your numbers, then book the free on-roof measure. No pressure visit, no 3-hour kitchen-table pitch.
State roofing contractor license #ROOF-041877 · $1,000,000 surety bond · 15-year workmanship warranty