When repairs stop making sense, a full replacement resets the clock: tear-off down to the deck, new underlayment and flashing, and shingles installed to spec. We'll walk you through what's included so you can compare bids line by line.
There are two ways to put a new roof on a house: tear the old one off, or nail a second layer over it. We'll tell you up front — we favor the tear-off, and not because it's the bigger job. Removing the old roof is the only way to see the decking, replace failing flashing instead of burying it, and start the new system flat and clean. An overlay hides every problem you were hoping the new roof would solve.
A replacement is also the one moment when everything under the shingles is reachable — decking, ventilation, ice protection at the eaves, drip edge at the rakes. Done thoroughly, those details decide whether the new roof reaches old age or comes back to haunt you. We'll walk you through exactly what's in the scope, so when you compare bids you're comparing the same roof and not just the same shingle color.
Replacement pricing is driven by a handful of measurable things. Size and pitch come first: a steep roof takes more time, more safety setup, and more labor per square foot than a walkable one. Then the tear-off itself — one existing layer or two, and what condition the decking is in underneath, since replacing sheets adds material and time. Material choice matters, from standard architectural shingles to heavier or impact-resistant options. Finally, access: a tight lot, a tall house, or limited dumpster placement all slow a job down. We put every one of those variables in the written scope, so you can see what's driving your number.
Overlays exist because they're cheaper up front, and that's the whole argument for them. Against it: you can't inspect or repair the decking, old flashing stays buried, the roof carries extra weight, and the next replacement means a double tear-off. There are situations where an overlay is defensible, but we'd rather show you the tear-off math before you choose.
Most single-home replacements are measured in days, not weeks, but the honest answer depends on size, pitch, decking condition, and weather. A simple walkable roof moves fast; a steep, cut-up roof with bad decking takes longer. Weather can pause a job — we won't leave a roof open just to hit a date. You'll get a realistic schedule with your scope.
It gets replaced before anything goes over it — new shingles fastened into soft wood won't hold their nails or resist wind. The right way to handle this is the way we do it: the scope states a per-sheet price for decking replacement up front, and you approve quantities based on what the tear-off actually reveals, with photos of what we found.
Roofs get replaced here year-round, and each season trades something. Warm weather helps shingle seal strips bond quickly; deep summer heat makes shingles soft and easy to scuff; winter installs work with proper technique but wait longer for sealing. If your roof is failing, the best time is before the next storm season, whatever the calendar says.
A leak rarely starts where the stain shows up. We trace water to its source — usually flashing, a pipe boot, or a valley — and fix that, instead of guessing with a tube of sealant. Most repairs are smaller than homeowners fear.
Learn more →Hail bruises shingles in ways you can't always see from the ground, and canyon winds lift edges and ridge caps. We document damage properly — photos, dates, slope by slope — so you can decide whether an insurance claim makes sense.
Learn more →Asphalt shingles are the most common roof in Utah for good reason: they handle our swings from snow load to summer heat at a reasonable cost. We help you pick a shingle and color that suit your house and this climate.
Learn more →Get someone on the roof who will tell you whether this is a repair or a replacement.
Request an AssessmentA sentence or two about what you're seeing is plenty — we'll follow up to set a time that works.
