01
You see the deck before it is covered
Day one is tear-off. If any wood underneath needs replacing we photograph it and call you before carrying on, at a rate already agreed in the quote.
the Miami Valley
Roof Replacement in Dayton, OH
Full tear-off, new underlay, new roof, usually three days. A written price before we start, and an honest answer if you do not need one yet.
4.9 from 38 reviewsFree estimates across the Miami ValleyServing all of the Miami Valley
Free replacement quote
Tell us the age of the roof and how many layers you think are up there, if you know.
A written price up front
Itemized, including what happens if the wood underneath turns out worse than it looks from above.
Three days, most houses
Tear-off, deck, dry-in and finish. You get the day rather than a week-long window.
We say if you don't need one
With under about a quarter of the roof failing, a repair is the cheaper answer and we will tell you so.
The Problem
Has someone quoted you for a new roof you may not need?
A replacement is the right answer eventually. It is rarely the right answer this week.
The threshold most of the trade uses is roughly a quarter of the roof. Past that, every repair is buying twelve months and you are paying for the same access over and over. Under it, with roof boards that is still sound, repairing is the cheaper decision by a wide margin. What settles it is how the roof looks from on top. Has it lost a lot of its surface grit? Do the shingles crack when you walk on them? How many old layers are already up there? And does the wood feel soft underfoot?
- A written price before anyone starts work
- We stop and call if the wood underneath is worse than expected
- Old flashing replaced as standard, never reused
Why Us
One roof, done properly, for the next twenty-five years
Architectural asphalt gives 20 to 25 years in this climate, provided the layer under the shingles, the flashing and the roof edge detail are right. If you are weighing it against metal, we have set the two side by side. Those are the parts you never see and the parts that decide it.
02
New flashing every time
Reusing twenty-year-old flashing under a new roof is the shortcut that leaks in year two. We replace it as standard, and the pipe boots with it.
03
The permit is ours to pull
Ohio requires one, at $75 to $500. Dayton, Kettering and Centerville each run their own office, and Beavercreek and Fairborn are Greene County entirely.
What We Do
Replacement Options for a Dayton Home
Everything we cover under Dayton roofing services, from a single slipped shingle to a full tear-off. Not sure which one you need? Call and we'll tell you straight.
Shingle Roof Replacement
Architectural asphalt, the standard for most Dayton homes. Tear-off, new underlay, new roof.
Learn more
Metal Roof Replacement
Standing seam and corrugated. Costs more up front, sheds twenty-three inches of Ohio snow, and outlasts three shingle roofs.
Learn more
Flat Roof Replacement
TPO, EPDM and modified bitumen on garages, extensions and porch roofs. Where the slope is wrong, that gets fixed first.
Learn more
The Difference
What separates our replacement quote from a cheaper one
The shingle is the smallest part of what you are buying. A low number nearly always means reused flashing, no ice-and-water membrane at the roof edge, or a charge for replacing wood that appears halfway through the job. None of the three are visible from the driveway, and all three decide how long the roof lasts.
Ours names the layer under the shingles, the membrane, the flashing, the pipe boots and the per-sheet roof boards rate before anyone starts. If the deck is worse than expected we stop, photograph it and call you. We have never revised a price after the work was finished.
Whole streets tend to come due at once around here. Riverside went up inside one decade, and Huber Heights was built to a handful of designs from 1956, so we replace a lot of near-identical roofs in both.
We work right across the Miami Valley. The full list of towns is worth a look if you are not sure whether you are inside it.
How It Works
How a three-day tear-off actually runs
What happens on each of the days, and what you need to move before we arrive.
- 1
We measure and quote on the roof
Roof size, slope, layers and every vent and chimney counted properly rather than estimated from the ground.
- 2
Day one: tear-off and deck
Everything comes off. This is when we find what the old roof was hiding, and when we call you if sheathing needs replacing.
- 3
Day two: dry-in and field
Membrane at the roof edge and valleys, underlay across the field, new flashing, then the shingles go on.
- 4
Day three: detail and clear-up
Ridge, boots and final flashing, then magnets over the drive and the beds before we walk it with you.
Reviews
What Dayton homeowners say
4.9 average from 38 reviews
“We had a leak over the back bedroom for almost two years and kept putting a bucket under it. The team found the problem in about ten minutes. It turned out to be the flashing around the chimney, not the shingles. They fixed it that same afternoon. I wish we had called sooner.”
“We had a full tear-off on our 1950s ranch. The crew arrived at 7 every morning and finished the job in three days. They even swept the entire driveway with a magnetic roller so our kids wouldn't pick up any nails. The final price was exactly what we were quoted.”
“After the hail last June, our insurance company questioned whether the damage was from the storm or simply the age of the roof. The team inspected everything, took detailed photos, and joined the call with our adjuster. The claim was approved. I don't think we would have managed it on our own.”
“Good work at a fair price. I gave four stars because our job had to be pushed back a week due to rain, and I had already taken the day off. They did call ahead and kept us informed instead of simply not showing up, which I appreciated.”
“A tree came down on our garage roof at around nine at night. Someone actually answered the phone, which I wasn't expecting. They had the roof tarped before midnight and came back the following week for the permanent repair. Great response when we needed help.”
“We had new seamless gutters and gutter guards installed around the whole house. They made the gutters right there on site, which I hadn't seen before. We've had two heavy storms since the installation and nothing has overflowed onto the patio. That was exactly the problem we wanted fixed.”
“I booked a roof inspection expecting to hear that we needed a full replacement because that's what the previous two companies told us. After inspecting it, they said our roof probably had about five years left and told us to call back when the time came. They didn't charge us for the inspection. That honesty is why they'll get the job when we eventually replace it.”
“This is the second time we've used them. They installed our gutters a couple of years ago, and we recently hired them again for a full roof replacement. We even had the same crew leader both times. The quote was clearly itemized, so we could see exactly what we were paying for, including the wood underneath repairs.”
More about Roof Replacement in Dayton
When a Dayton roof is genuinely past repairing
A roof does not usually fail all at once. It gets to a point where every repair buys about twelve months. The shingles have lost enough surface grit to crack when you walk on them, and the wood underneath feels soft in patches. How long a roof lasts here sets out what to expect by material. That is the point where replacing costs less over five years than not replacing.
Here is the honest test. If more than about a quarter of the roof needs work, a repair is throwing money at it. The same is true if we would be trying to match a shingle that is no longer made. If it is less than that and the deck is sound, we will say so and do the repair instead.
What a replacement costs here
A full tear-off and new roof in the Dayton area runs $8,500 to $18,000, with most mid-range jobs landing between $11,000 and $15,000. A 2,200 square foot architectural shingle roof on a Centerville or Kettering ranch typically comes in at $13,500 to $18,500. A smaller 1,500 square foot roof is nearer $7,500.
Layers are the variable people do not expect. A lot of Montgomery County houses are carrying two or three generations of shingle, and every layer that comes off is labor and disposal. We quote after we have been on the roof and looked, not before. See the full cost breakdown, or if you are still weighing it up, the signs a roof is done.
What actually happens on the day
Most replacements are three days. Day one is the tear-off: stripping the old roof off and checking the wood underneath. That is when we find out what the old roof was hiding. If wood needs replacing, we stop and call you before we carry on, rather than adding it to the bill afterwards. Day two is the underlay, the flashing and the main shingles. Day three is ridge, vents and clean-up.
We re-do the flashing rather than reusing it, and we replace pipe boots as standard. Both are cheap while the roof is open and both are the things that leak first if they are left.
Frequently asked questions
How long does a roof replacement take?
Three days for a typical Dayton house, weather permitting. A steep or complex roof, or one where we find significant roof boards damage on day one, can run to four or five. We tell you the day we find out, not at the end.
Do I need a permit to replace my roof in Ohio?
Yes. Ohio requires a permit for a full roof replacement, and it typically costs between $75 and $500 depending on the size of the job. We handle it. Worth knowing that Dayton, Kettering and Centerville each run their own permit office with slightly different requirements, Beavercreek is in Greene County entirely.
Can you put a new roof over the old one?
It is legal in Ohio up to two layers, and it is cheaper. We usually advise against it. Nobody can check the wood underneath. The second layer runs hotter and wears out sooner. And the next roofer has two layers to strip instead of one. If budget makes it the only option we will do it and tell you honestly what you are trading away.
How long should a new roof last in Ohio?
Architectural asphalt is rated for 25 to 30 years and realistically gives 20 to 25 here. Freezing and thawing between a 27°F January and a 74°F July is harder on a roof than the ratings allow for. Metal lasts two to three times as long, which is the argument for it despite the price.
Free Estimate
Get a written price for a new roof
Itemized before we start, including what happens if the wood underneath turns out worse than it looks.
- Response
- Same day
- Quotes
- Always free
- Covering
- the Miami Valley