Roof replacement
A full tear-off, not a layover you will pay for twice.
We pull the old roof to the plywood, install a qualifying GAF roof system, and leave the site cleaner than most crews start it. New gutters are optional — never automatic.
Who this is for
Missing or broken shingles. A roof past its life expectancy. Repeat leaks. A realtor objection holding up settlement. If that’s the house, we inspect on the roof and price a full tear-off — not a patch you will buy twice. If a targeted repair will hold, we say so. We do not patch a spent roof.
What the price already includes
- Full tear-off down to the plywood
- Deck inspection and up to two sheets of rotted plywood
- New underlayment plus ice and water shield in eaves and valleys
- Starter shingles on rakes and eaves
- Architectural shingles with 6–8 nails each
- Lifetime pipe-vent boots, ridge vents, and caps
- Gutter cleaning, tarps, magnetic nail sweep, and full cleanup
Gutter replacement and gutter guards are quoted only when you ask. Roofing is the job. We will not pad a replacement with extras you did not request.
GAF backs the materials for 50 years plus 10 years of workmanship on the roofs we install. That’s the Silver Pledge. You also get our industry-leading 10-year workmanship warranty — not a one-year promise. All warranties transfer one time with the house.
We replace roofs in Locust Grove, Lake of the Woods, Fredericksburg, Spotsylvania, Stafford, Orange, and Culpeper.
The process
01
On-site inspection
We get on the roof, photograph the conditions, and explain what we see — no high-pressure pitch.
02
Clear written estimate
You get a replacement price that already includes tear-off, underlayment, ice and water shield, and cleanup. Gutters beyond cleaning are optional.
03
Full tear-off
We remove the old roof down to the plywood, check the deck, and replace up to two sheets of rotted wood as part of the quoted job.
04
Install the system
Ice and water in eaves and valleys, new underlayment, starter, 6–8 nails per shingle, lifetime pipe boots, ridge vent, and caps.
05
Clean like we live here
Tarps at the perimeter, magnetic nail sweep, gutter cleaning, and a walkthrough before we leave.
Cost, what we include, and how long it takes
How much does a replacement cost?
Current planning examples — not a guaranteed online price — are about $9,750 for a 20-square roof, $12,187 for 25 squares, and $14,625 for 30 squares. One square is 100 square feet of roof surface. Pitch, stories, layers, damaged decking, flashing, access, and skylights change the number. We inspect, then we write it down.
What is included?
Full tear-off to the deck. Two sheets of replacement OSB in a standard estimate. Extra OSB is currently about $70 per sheet installed and is subject to change. Synthetic underlayment, ice-and-water at eaves, valleys, and other vulnerable areas, and full-deck ice-and-water on 2:12 and 3:12 asphalt-shingle slopes. GAF Timberline HDZ, typically 6–8 nails per shingle, new pipe boots with rain collars, and cleanup with magnetic sweeps. We do not lay new shingles over old ones.
How long does the job take?
More than 90% of our full replacements finish in one day. That is not a guarantee every roof will. From a signed contract, delivery and install are commonly about 1–2 weeks, subject to weather, materials, and the calendar.
What warranties are on the system?
Qualifying GAF systems can carry the Silver Pledge Limited Warranty — including 10-year coverage for qualifying application errors on Timberline HDZ. Ask Zello separately provides its own 10-year no-leak workmanship warranty. Details live on GAF warranties and in Roofing answers.
Replacement questions
How long does a roof replacement take?
Most roofs are completely replaced in one day. We tarp the site, tear off to the plywood, install the new system, and leave with a magnetic sweep.
Do you lay new shingles over the old roof?
No. We tear off down to the plywood. A layover is a second roof you pay for twice.
What warranties come with a replacement?
GAF backs the materials for 50 years plus 10 years of workmanship on the roofs we install. That’s the Silver Pledge. You also get our industry-leading 10-year workmanship warranty — not a one-year promise. All warranties transfer one time with the house.
Ready for a straight answer on the roof?
Same-day callbacks are normal. You get Tim’s number — not a call center.