Roof Replacement in Neptune Beach, With Every Option Laid Out

When Replacing Beats Repairing

A new roof is the right call when the wear shows up on every slope, not in one corner. Granule loss across the whole field, underlayment that has turned brittle and decking that feels soft in more than one area can't be patched back to sound. Another repair at that stage just gets you to the next storm.

Close to the ocean, the first parts to give out are usually metal. Salt air eats through plain galvanized drip edge, pipe boot collars and exposed nail heads years before the shingles themselves are worn. A new roof is the chance to swap every one of those for corrosion-resistant flashing and fasteners rated for coastal exposure.

When your roof still has life in it, we say so and recommend roof repair. A new roof should fix a problem your roof actually has.

What Goes Into a New Roof

Full tear-off to bare deck

We remove all existing shingles and underlayment so the plywood or plank deck is fully exposed. Rot, delamination and old nail holes stay hidden until then, so that is when we look for them.

Deck repair and re-nailing

Soft or delaminated sheathing is cut out and replaced. We re-nail the deck to the current Florida Building Code pattern, because a tightly fastened deck is what keeps a roof attached in high wind.

Underlayment matched to the covering

We use synthetic or self-adhered underlayment depending on the roof type and slope. Self-adhered membrane closes around each nail shank, which counts most in valleys and at the eaves, where wind-driven rain can push water uphill.

New flashing, boots and vents

Drip edge, valley metal, wall flashing, pipe boots and ridge or off-ridge vents are all new. Reusing tired flashing under a fresh roof is the most common cause of early leaks.

Shingle, metal or tile

Architectural shingles, standing seam metal or concrete tile, fastened to the manufacturer's wind specs. Our metal roofing page covers panel profiles and coatings in more depth.

Permit, inspection and cleanup

We pull the permit, book the city inspection and run a magnet across the yard and driveway at the close of each work day to pick up stray nails.

Signs Your Roof Has Reached the End

• Bald or curling shingles

  Granules shield the asphalt from UV. Once they collect in the gutters by the handful, the mat dries out, curls and cracks, and the seal strip stops holding the shingle down in wind.

• Stains in several rooms

  A single ceiling stain usually traces back to one failed part. Stains in different rooms suggest the underlayment itself is worn out.

• Soft decking

  If the roof flexes under a technician's boots, the plywood has soaked up water for months and lost its stiffness. That sheathing needs replacing, and the covering over it comes off too.

• Rusted flashing and fasteners

  Orange streaks under vents or along the drip edge mean the metal is corroding through. Swapping only the shingles around it rarely lasts.

• A new patch after every storm

  When each storm means another repair, the shingles are losing their bond to each other. A roof inspection can tell you whether the seal strips are still holding.

How a Replacement Job Runs

1. 1

   Visit and options talk

   A technician measures the roof, checks the deck from the attic side and photographs what is failing. Then we compare shingle, metal and tile side by side, including what each costs over its life and how it handles salt and wind.

2. 2

   Written estimate and permit

   You get a line-item estimate covering strip-off, expected deck work, underlayment, flashing and the new covering. Once you approve it, we file the permit and set a start date.

3. 3

   Strip-off and dry-in

   Tarps go over plants and along walls, and we open one section at a time so no part of your home sits uncovered longer than it has to. Each section gets underlayment the same day it is opened.

4. 4

   Install and final inspection

   The covering, flashing and vents go on, and the city inspector signs off. We walk the finished roof with you and show photos of the deck before it was closed up.

What Moves the Price of a New Roof

Most of the price comes from roof size, the covering you choose and what shows up under the old roof. We can't see the deck until it is exposed, so the estimate prices deck repair per sheet, and you can check that line against the final bill. Financing is available if you would rather spread the cost out.

Roof area and slope

We measure in squares, each one covering 100 square feet of roof surface. A steep slope calls for more fall-protection rigging and slows every step of the job.

Covering type

Architectural shingles cost the least up front. Standing seam metal and concrete tile cost more to install but last longer, and tile may need an engineer's review because of its weight.

Deck condition

Each rotted sheet adds plywood and labor. Roofs with a history of leaks usually need more of it.

Old layers and penetrations

Removing two old shingle layers adds hours of strip-off and more dumpster loads. Skylights, chimneys and extra vents each need their own flashing.