Roofs and repairs, priced like adults
Ranges below are for an average two-story house in our county. Your written quote is exact, holds for sixty days, and never grows quietly.
Repairs first, always
Lifted shingles, pipe boots, flashing, small leaks: $350 to $900, most done in one visit. A repair that buys your roof five more honest years is a repair we will recommend over a roof, every time. That sentence costs us money and earns us the county.
Architectural shingle
The workhorse. Tear-off, new underlayment, ice-and-water at the eaves and valleys, new flashing, ridge vent: most houses $11,000 to $18,000. Fifty-year shingle, workmanship warranted by us for ten, in writing.
Standing-seam metal
Costs more, outlives everyone involved in the transaction: roughly double shingle. If you plan to be in the house twenty years, we will do that math with you honestly; sometimes it wins, often it doesn't.
Flat and low-slope
Porch roofs, additions, the bit over the sunroom: TPO or modified bitumen, quoted per job, detailed at the edges where flat roofs actually fail.
Gutters, fascia, skylights
Seamless gutters run on-site, fascia rot fixed before it hides behind new aluminum, skylights replaced while the roof is open, which is the cheap time to do it.
Manufacturer: registered in your name before final payment. Workmanship: ten years, transferable once if you sell. One page, no asterisks worth a magnifying glass.
Insurance work: we document like adjusters read it, because they do. We do not "eat deductibles"; that practice is illegal and the companies offering it are the ones gone by spring.