Roof Repair and Replacement Questions from millburn Homeowners
Before hiring a roofer, millburn homeowners usually want to know what a new roof costs, whether a repair will do, what insurance covers, how long the job takes and what the warranty includes. Here are straight answers from Montclair Roofing, based on the asphalt, slate and storm-damaged roofs we work on across millburn.
How Much Does a Roof Replacement Cost in millburn?
The cost of a roof replacement in millburn depends on the roof's size and pitch, the shingle or roofing material you choose, how many old layers need to come off, and whether the decking underneath needs repair. Chimneys, skylights, and valleys add flashing work, and steep or complex rooflines take more labor.
Most asphalt shingle replacements on millburn homes fall between $8,000 and $20,000.
The only way to know your exact price is to inspect the roof itself. After that inspection, we provide a free written TRUE Estimate, and the price we quote is the price you pay.
How Do I Know Whether My Roof Needs Repair or Replacement?
A repair usually makes sense when the damage is limited to one area: a leak at a chimney or valley, a few missing or lifted shingles, or a handful of cracked slates. Replacement is usually the better value when the problems are spread across the roof, such as:
- Shingles that are curling, cracking, or losing granules
- Leaks in more than one place, or leaks that keep coming back
- Soft or sagging spots that point to damaged decking
- An asphalt roof near the end of its expected life
Slate is different. A sound slate roof can often last for decades longer with repairs, so we replace damaged slates and flashing rather than the whole roof whenever we can. We'll show you what we find during the inspection and give you an honest recommendation.
Will Homeowners Insurance Cover My Roof Replacement?
It depends on what caused the damage and on your policy. Homeowners insurance often covers sudden damage, such as shingles torn off in a storm or a tree falling on the roof. It usually does not cover a roof that has worn out with age.
If you think you have storm damage, take photos and call us for an inspection before the damage gets worse. We'll tell you what we see on the roof and document it, so you have clear information to share with your insurance company. Your insurer makes the final coverage decision.
How Long Does a Roof Replacement Take, and What About Cleanup?
Most asphalt shingle replacements on a typical millburn home take one to two days. Larger or steeper roofs, extra layers to remove, decking repairs, and weather can add time, and we'll give you a timeline with your estimate.
You can stay home during the work. Expect noise while we remove the old roof. We protect your landscaping and siding with tarps, use a dumpster for old materials, and run a magnetic sweep of your lawn and driveway for nails, so we leave your property clean when we finish.
What Manufacturer and Workmanship Warranties Do You Provide?
Your new roof is covered two ways. The shingle manufacturer's warranty covers the materials, with 50-year and 35-year manufacturer warranties available depending on the product. Our own 30-year craftsmanship guarantee covers the installation.
Our warranty also covers your home's interior: if a covered roof leak damages your ceilings or walls, it's covered. We'll walk you through the written warranty terms before any work begins.
Have a question about your own roof? Call 973-444-0808 or schedule a free on-roof inspection.
