Metal Roof Replacement
Taking off a roof that is finished and putting on one that will outlast the mortgage. Composition to metal, or metal to metal when the old system has run out.
- Metal roofing specialists
- Serving all of Whatcom County
- Free on site assessment
- Straight answers, written estimates
Most replacements we do are composition to metal. A shingle roof in this climate reaches a point where the mat has taken on water, the granules are in the gutter, and moss has been holding moisture against it through several winters. You can patch that roof, and people do, but each patch buys less time than the one before it.
The rest are metal to metal. Usually an older exposed fastener roof where the screws and their washers have aged out, the holes have opened up, and there is no fastener left to tighten into. The panels can look fine from the ground while every one of a few thousand penetrations is a slow leak waiting for a wind driven rain.
Replacement is the honest answer when repairs have stopped holding. It is not the answer for a roof with years left, and we will tell you which one you have.
What this is for
What this solves
A roof that has stopped holding repairs
When the same roof needs work every winter, and the repairs move around rather than repeating in one spot, the system has failed rather than a detail on it.
An exposed fastener roof past its fasteners
Thousands of screws, every one a hole through the panel, every one relying on a rubber washer that hardens and cracks. Once they start going, chasing them one at a time is a losing job.
A deck getting quietly wet
Slow leaks that never show as a drip still rot sheathing. A tear off is the only way to find out how far it has gone, and it is far cheaper to find out now.
The first visit
What the first visit covers
We get on the roof and assess what is actually failing.
The system, the details, or one specific spot. Those are three different answers and only one of them is a replacement.
We check the deck from underneath where the attic allows.
Stains, soft spots, daylight at penetrations, wet insulation, and whether ventilation is part of the problem.
We talk through what replaces it.
Standing seam or exposed fastener, and what each will cost on your roof, including the parts of the job people forget: tear off, disposal, and the deck repair you might need.
You get a written estimate with a deck repair allowance in it.
Nobody can see the sheathing until the old roof is off. We put an allowance in writing so a surprise is a number you already agreed, not a phone call halfway through.
The work
How a replacement runs
Assessment and estimate.
What is failing, whether replacement is genuinely the answer, and the written price if it is.
System selection.
Panel profile, gauge, finish and colour, chosen against your pitch, your details and how long you intend to stay.
Scheduling around the weather.
A tear off needs a dry window. We schedule for one and we do not open a roof up ahead of a wet stretch.
Tear off, protection and deck inspection.
Site protected first, old roof off, deck walked and checked. Anything soft comes out and gets replaced, and you see it before it is covered.
New system on.
Underlayment across the deck, membrane at eaves, valleys and penetrations, panels set with proper movement allowance, flashings formed for the details your roof actually has.
Walkthrough, paperwork and cleanup.
We walk it with you, hand over what was done including any deck repair, then clean the site and magnet the drive.
Why us
Why us for a replacement
We will tell you when not to replace
A roof with good years left gets a repair recommendation, not a replacement quote. We would rather do the small job now and the big one when it is genuinely due.
The deck allowance is in the estimate
Rotten sheathing is the most common mid job surprise in this climate and the most common excuse for a price rise. Ours is priced and written down before we start.
Metal only, so the recommendation is honest in both directions
We do not install composition, so we have no cheaper product to steer you toward. We also have no reason to pretend metal suits every house. When it does not, we say so.
Find out whether it is time
We will get on the roof and tell you whether you are looking at a repair, a coating, or a replacement. Those are very different numbers.
Reviews
What customers say
We are new, and we would rather show you a roof than a quote from somebody you have never met. Ask us for an address in your area and go and look at it.
Ask for an address near youQuestions
Metal roof replacement questions
Should a 20 year old roof be replaced?
It depends what it is made of and how it has been treated. A composition roof at twenty in this climate is usually close to done, especially if it faces north or sits under fir. A metal roof at twenty is often only halfway through its life, and what it needs is the fasteners and the flashings looked at rather than the panels replaced. Age alone is not the test. What the deck and the details look like is.
How much does it cost to replace a metal roof?
We do not publish price figures here yet. The drivers are roof size and pitch, how complex the details are, whether the deck needs work, access, and which panel system goes back on. Metal to metal replacements sometimes cost less than expected because the deck underneath has been protected, and sometimes more because the old system hid a problem. We put a number in writing after we have been on the roof.
Is $30,000 too much for a roof?
Not automatically, and it is the wrong question. A large complex roof in a good system can cost that, and a small simple one should not come close. What matters is whether the estimate says what it includes: panel system, gauge, underlayment, membrane, flashing detail, tear off, disposal and deck allowance. Two quotes that differ by a lot usually differ on those lines, not on the roof.
What time of year is the cheapest to replace a roof?
Late autumn and winter, when crews have gaps. In Whatcom County that saving comes with a real cost, because a tear off needs a dry window and those are scarcer then. If you can wait for a settled stretch, the job goes on faster and cleaner. If water is already coming in, do not wait for a season.
How old can a roof be before insurance refuses a claim?
That is between you and your carrier, and it varies widely. Some policies move to actual cash value on older roofs rather than replacement cost, which changes the number substantially. Ask your insurer what your policy says about roof age before you need to, and get the answer in writing. We do not file claims for you and we will not guess at your coverage.
Will homeowners insurance cover a roof replacement?
Usually only when the cause is sudden and accidental, like wind damage or a tree, rather than wear. A roof that has aged out is a maintenance cost in almost every policy. If a storm did the damage, photograph it before anything is touched and call your carrier before you call anyone else.
Coverage
Where we replace roofs
Bellingham, Ferndale, Lynden, Blaine and everywhere between them. Birch Bay, Everson, Sumas, Nooksack, Custer, Deming, Maple Falls and Point Roberts.
Related
Other work on metal roofs
Free on site assessment
Ask about replacing your roof
Or call(360) 555-0100Monday to Friday, 7am to 4pm. Emergency calls outside those hours for active leaks and storm damage.
Thanks, that is enough to work with
We will call you back, usually the same working day, and we will ask a couple of questions to work out whether this is urgent before we book a time to get on the roof.
One honest note: this form is not connected to anything yet, so nothing was sent. Until it is, call (360) 555-0100.