A roof replacement removes the old roofing down to the decking, repairs any rotted wood, and installs new underlayment, flashing, ventilation, and shingles as one system. Signs it may be time include widespread curling or granule loss, repeated leaks, and a roof near the end of its expected life. Get a written contract and ask about permits and warranties.
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A roof replacement is one of the biggest maintenance projects a homeowner takes on, and the quality of the installation matters as much as the shingle you pick. A new roof is a system: decking, underlayment, flashing, ventilation, and the shingles themselves all have to work together.
Signs it may be time
- Shingles are curled, cupped, cracked, or missing in many places.
- Bare spots where granules have worn away, or lots of granules in the gutters.
- Repeated leaks in different areas of the house.
- Daylight visible through the roof boards from the attic, or sagging sections.
- The roof is approaching the end of its expected life. Asphalt shingle roofs are often expected to last somewhere around 20 to 30 years depending on the product, but Georgia's heat, poor attic ventilation, and heavy shade can shorten that.
What a typical replacement includes
- Tear-off. Old shingles and underlayment are removed down to the decking. Removing old layers lets the crew inspect the wood underneath. Some older Atlanta homes have two or more layers already.
- Decking inspection and repair. Rotted or soft boards are replaced. Ask how replacement decking is priced before work starts, since the extent isn't known until the old roof is off.
- Underlayment and leak barriers. Synthetic underlayment covers the deck, with self-adhering membrane typically used in valleys and around penetrations.
- Flashing. New drip edge, step flashing, and pipe boots are installed. Reusing old flashing is a common shortcut worth asking about.
- Ventilation. Intake at the soffits and exhaust at the ridge help keep the attic cooler and drier, which matters a lot in Georgia summers.
- Shingles and cleanup. Shingles go on per the manufacturer's instructions, then the crew should sweep the yard and driveway with magnets for nails.
Choosing materials for Georgia
- Architectural (dimensional) shingles are the most common choice on Metro Atlanta homes.
- Impact-rated shingles (tested to UL 2218, with Class 4 as the highest rating) are designed to better resist hail. Some insurers offer premium discounts for them, so ask your agent.
- Algae-resistant shingles contain copper or similar granules that help slow the black streaking common on humid, shaded Southern roofs.
- Lighter colors may reflect more heat, though many HOAs in the metro area limit color choices, so check your covenants first.
- Metal roofing is a longer-lasting option with a higher upfront cost.
Permits, warranties, and paperwork
Many cities and counties in Metro Atlanta require a building permit for a full re-roof, and some homes in local historic districts need design review before materials change. Your contractor should know the local rules and pull any required permit. Get a written contract that lists the materials, scope, start date, payment schedule, and cleanup. Ask about both the manufacturer's warranty and the contractor's workmanship warranty, and keep copies of everything.
If you're starting to gather quotes, request a roofing contractor and choose "Planning / getting quotes."
Frequently asked questions
How long does a roof replacement take?
Many single-family re-roofs are completed in one to three days, depending on the size and complexity of the roof, the amount of decking repair, and weather.
Can a new roof go over the old one?
Some codes allow a second layer in certain situations, but many roofers recommend a full tear-off so the decking can be inspected and repaired. Check with your contractor and local building department.
Do I need a permit to replace my roof in Metro Atlanta?
Many Metro Atlanta cities and counties require a permit for a full re-roof, and some historic districts require design review. Your roofing contractor should know the local requirements and pull any permit needed.