Jump to a section
- What a new roof includes beyond the shingles
- Shingle, tile and metal warranties compared
- Same crew handles tear-off through finish
- Flat and low-slope assemblies on commercial buildings
- Sizing gutters to roof area and rainfall
- Replacing flashing at every roof penetration
- Repair or replacement: the point where repair stops paying
- Maintenance: the annual work that keeps the warranty valid
- Cost: what drives the number, and the published range
- Where we work, and what you can check before you hire
What a new roof includes beyond the shingles
A roof installation is a system, not a layer of shingles. The work starts with tear-off of the old covering, then inspection and repair of the deck, then underlayment, flashing at walls and valleys, edge metal, and ventilation before the finish goes on.
We install GAF Timberline HDZ shingles, Westlake Royal clay and concrete tile, Fabral Stand 'N Seam and Metal Roofing Systems System 1500 standing seam panels, and Carlisle SynTec Sure-Weld TPO for flat and low-slope assemblies. Each product carries its own manufacturer terms, and we hand you the written terms for the product you choose.
The estimate lists each of these components as a line item, so you can see what you are paying for and compare bids on the same scope.
Shingle, tile and metal warranties compared
Shingle, tile and metal each solve a different problem. The choice usually comes down to weight, pitch, and how long you plan to stay.
GAF Timberline HDZ shingles carry a UL 2218 Class 3 impact resistance statement on packages bearing that statement. Westlake Royal tile carries a 50-year limited, fully transferable warranty. Fabral Stand 'N Seam carries a 30-year paint-finish warranty against cracking, chipping, peeling, fading and chalking, and Metal Roofing Systems System 1500 carries a 20-year weathertight warranty.
For flat and low-slope work, Carlisle SynTec Sure-Weld TPO is installed fully adhered and carries a 5, 10, 15 or 20-year system warranty, with the term depending on the components in the assembly, not the membrane alone.
Same crew handles tear-off through finish
Most East Bay homes have steep-slope roofs, and that is the work our crews do daily. The same crew that tears off your old roof installs the underlayment, flashing and finish, so responsibility for the details does not pass between subcontractors.
On a typical house, the installation takes several days depending on size, pitch and weather. We keep the site clear each evening and tell you what to expect the next morning.
Flat and low-slope assemblies on commercial buildings
Commercial buildings in the East Bay often have flat or low-slope roofs where ponding water and seam failures drive leaks. We install fully adhered Carlisle SynTec Sure-Weld TPO systems for these roofs, with the system warranty term set by the full assembly.
For a property manager comparing bids, the estimate separates deck repairs, insulation, membrane and flashing so the scope is clear.
Sizing gutters to roof area and rainfall
Most interior leaks start at the roof edge, not in the field of the roof. When gutters are undersized, clogged or pitched wrong, water backs up under the edge metal and finds the fascia, then the wall.
A roof installation includes new gutters and downspouts sized to the roof area and the local rainfall. We check the fascia for rot before hanging anything, because a gutter fastened to soft wood will pull loose.
Replacing flashing at every roof penetration
Skylights, plumbing vents and chimney flashings are where water gets in first. The sealant around a curb or vent dries out before the shingles wear out, and a small gap becomes a ceiling stain.
During installation we replace the flashing at every penetration rather than reusing the old metal. If a skylight is at the end of its life, we can replace it in the same visit so the roof is closed once.
Repair or replacement: the point where repair stops paying
A repair makes sense when the damage is local: a lifted shingle, a failed vent boot, a small tear. It stops making sense when the shingles are brittle across the whole field, when granules are gone from large areas, or when the same leak returns in a different spot each season.
At that point, repeated repairs cost more than a new roof, and patching delays the inevitable. A tear-off removes the old covering down to the deck, so we can see and fix soft spots before the new roofing system goes on.
Maintenance: the annual work that keeps the warranty valid
Manufacturer warranties require maintenance, and most exclusions trace back to neglected drainage or debris. Once a year, clear the gutters, check the flashing at walls and penetrations, and look for lifted or cracked shingles.
We offer a maintenance visit that covers these checks and documents the condition of the roof. Keeping the record helps if you ever need to make a warranty claim.
Cost: what drives the number, and the published range
The price of a roof installation depends on the square footage, the number of penetrations and valleys, the material chosen, and how much deck repair is needed after tear-off. Access and pitch also affect labor.
Our published range is $450 to $45,000, which spans small repairs through full commercial installations. A free estimate gives you a written number for your roof, not a range.
Where we work, and what you can check before you hire
We serve Contra Costa County and Alameda County, including Concord, Walnut Creek, Danville, San Ramon, Pleasanton, Livermore, Dublin, Hayward, Fremont, Newark, Union City, San Leandro, Oakland, Berkeley, Alameda, Richmond, San Pablo, El Cerrito, Albany, Emeryville, Piedmont, Orinda, Moraga, Lafayette, Alamo, Clayton, Martinez, Pleasant Hill, Hercules, Pinole, Crockett, Rodeo, Antioch, Pittsburg, Oakley, Brentwood, San Rafael and Vallejo.
Before you hire any contractor, ask for the scope in writing, the product names and their warranty terms, and the schedule. Our estimate includes all three, and you can call (925) 722-4916 or email info@eastbayroofers.com with questions.
Office hours are Mon-Fri 8am-6pm and Sat 9am-5pm. The office is at 2310 Bates Ave #AA, Concord, CA 94520.
