Roof Replacement in Hackettstown, NJ

Is it time?

Roofs here work harder than in most of New Jersey. Snow sits on them for days, ice forms at the edges, freeze-thaw cycles open small gaps, and summer sun bakes the south-facing slopes. Signs a roof is near the end:

• Asphalt shingles past roughly 20 years, especially older 3-tab styles
• Curling, cupping or cracking across whole slopes
• Bare patches and granules collecting in the gutters
• Leaks that move around the roof
• Repeated ice dam damage along the eaves
• A sagging ridge or soft spots
• Two layers of shingles already on the roof

What a roof for this climate should include

A new roof in Warren County isn't the same as one at the shore. When you compare proposals, look for:

• Full tear-off to the roof boards, so the deck can be inspected and any rot repaired
• Ice and water shield along the eaves, in valleys and around chimneys and skylights - more important here than almost anywhere in the state
• Quality underlayment across the rest of the deck
• Balanced ventilation - intake at the soffits, exhaust at the ridge - to keep the attic cold in winter and cooler in summer
• New flashing: drip edge, step flashing, chimney flashing and pipe boots
• Architectural shingles with a high wind rating, installed with the manufacturer's nailing pattern
• Clear terms for decking repairs if rot is found under the old roof

Material choices

Architectural asphalt shingles are what most Hackettstown homes get today. They're thicker and handle wind better than older 3-tab shingles, and they come in colors that suit everything from a 1950s ranch to a Victorian.

Metal roofing is common on farmhouses, barns and some newer homes in the surrounding townships. It sheds snow well and lasts a long time. See metal roofing.

Slate still covers some older homes and churches in the area - the Pennsylvania Slate Belt is just across the Delaware River. If your house has slate, replacing it isn't always the answer; good slate can often be repaired. See slate roof repair.

Permits in New Jersey

For detached one- and two-family homes, New Jersey treats replacing the roof covering as ordinary maintenance, so a permit generally isn't required for the shingles themselves. Replacing roof boards, changing framing, adding skylights, or working on attached and multi-family buildings is a different matter. Ask your contractor how they'll handle permits if they find rotted decking once the old roof is off.

Timing a replacement

Late spring through early fall is ideal, because shingles need warmth to seal properly. Many homeowners in this area aim to have a new roof on before the first snow. Roofs can be replaced in colder months on mild, dry days, and a badly leaking roof shouldn't wait for perfect conditions.

Older homes need extra care

Many houses in Hackettstown - particularly around Main Street and the older neighborhoods near the river - are 80 to 150 years old. Expect plank decking instead of plywood, several layers of old roofing, and chimneys that need flashing and masonry work. Our blog post on roofing Hackettstown's older homes covers what to plan for.

Choosing a contractor

Ask for a New Jersey Home Improvement Contractor registration number, a written contract with the full scope of work, start and finish dates, and both warranties in writing - the manufacturer's for materials and the contractor's for workmanship. Good local references are worth asking for, too.