A new roof is one of the larger checks most homeowners in Lancaster will ever write, and you usually only do it once or twice in the time you own a house. That means most people go into it without much practice. You get a few quotes, the numbers are different, the shingle names sound alike, and it is hard to tell who will actually do the job well.
This guide is meant to fix that. It covers what a good roof replacement involves, what to ask before you sign anything, how to read a quote, and the warning signs that should make you pause. It applies whether your house is in the city, out toward Mountville and Ironville, or up near Salunga and Landisville.
First, decide whether you really need a replacement
Not every roof problem calls for a whole new roof. A single leak around a chimney or a vent pipe is often a repair. A few shingles lifted by wind can usually be fixed. Before you start collecting replacement quotes, it helps to know what you are actually dealing with.
Signs that a roof may be nearing the end include:
- Shingles that are curling, cupping or cracking across large areas, not just in one spot
- Granules collecting in the gutters or at the bottom of downspouts
- Bald or dark patches where the protective surface has worn away
- Soft or sagging areas you can see from the ground
- Leaks showing up in more than one place, or coming back after repairs
- Daylight visible through the roof boards from the attic
If you are not sure, start with an inspection. A good roofer will tell you plainly if a repair will buy you real time, and when it will not. Be cautious of anyone who looks for two minutes and announces you need everything torn off, and equally cautious of anyone who keeps patching a roof that is clearly finished.
What good replacement work actually includes
From the curb, a new roof just looks like new shingles. The parts that decide how long it lasts are mostly underneath, and they are where cheap jobs cut corners.
Tear-off and deck check
On most replacements the old shingles come off so the crew can see the roof deck, the boards everything sits on. Soft, rotted or damaged sections should be found and replaced, not covered over. Ask how the roofer handles deck repairs and how they will tell you if they find damage once the old roof is off.
Underlayment and protection at the edges
Under the shingles goes a layer of underlayment, and the areas most likely to leak, like valleys and eaves, usually get extra protection. Ice and melting snow along the roof edge are a real concern on houses around here, so ask specifically what goes along your eaves.
Flashing
Flashing is the metal that seals the roof where it meets chimneys, walls, skylights and vents. Most leaks start at flashing, not in the middle of the shingles. Ask whether old flashing will be replaced or reused, and why.
Ventilation
An attic that cannot breathe holds heat and moisture, which is hard on shingles and on the wood underneath. A careful roofer looks at your intake and exhaust venting as part of the job, not as an afterthought.
Gutters and drainage
A roof sheds a lot of water, and that water needs somewhere to go. If your gutters are sagging, undersized or pulling away, replacement is a good time to deal with them. Pam Reinhart's family had both done together, and our gutter work is often part of the same visit.
The questions to ask every roofer you talk to
Bring the same list to every estimate. It makes quotes easier to compare, and you learn a lot from how people answer.
- Who will be my main contact from start to finish? You want a name and a way to reach them, not a general phone line that changes every time.
- What exactly is included in this price? Tear-off, disposal, underlayment, flashing, vents, drip edge and cleanup should all be spelled out.
- How do you handle damaged roof boards found during tear-off? Get the process in writing, so a surprise does not become a dispute.
- How will you protect my house and yard? Ask about landscaping, siding, windows, driveways and the garage.
- Where will the dumpster go, and how long will it be there?
- How long will the job take, and what happens if the weather turns?
- How do you clean up nails and debris when you are done?
- What warranty applies, from the manufacturer and on your labor, and what does it cover? Ask for it in writing and read it.
- Are you licensed and insured for this work? Ask to see proof, and check it.
A good contractor will be glad you asked. If the answers are vague, or you feel rushed for asking, take note.
How to read and compare quotes
It is normal for roofing quotes to come in at different numbers. The mistake is comparing only the total at the bottom. Two quotes can look similar and describe very different roofs.
When you line quotes up, check:
- Whether both include full tear-off, or one plans to layer over the old roof
- Whether the same areas get extra leak protection
- Whether flashing is new or reused
- Whether ventilation is addressed at all
- How deck repairs are priced if needed
- What each contractor puts in writing for warranty
Sometimes the higher quote is higher because it includes more. Sometimes it is about the experience. One of our customers said it better than we could:
"Very knowledgeable staff! Answered any and all questions. The job was complete one week after I got a quote! A new roof isn’t cheap! Greenawalt came in higher than the other company I quoted with, but I went with them due to their customer service and willingness to walk me through the entire process!" Bryan Achey
We would never tell you to pick a roofer on price alone, in either direction. Pick the one whose quote you understand and whose people you trust to show up and do what they said.
Warning signs that should make you slow down
Most roofers in Lancaster County are honest people doing hard work. A few patterns, though, are worth watching for, especially after a storm when a lot of trucks suddenly appear in the neighborhood.
- Pressure to sign today. Special pricing that expires when they leave your driveway is a sales tactic, not a reason to decide.
- Large payment before any work starts. Be careful with anyone asking for most of the money up front.
- No physical local address. If you cannot tell where the company is based or how to find them next year, think twice.
- A one-line quote. "New roof, $X" with no detail leaves you nothing to hold them to.
- Nobody will go up or look in the attic. A real assessment involves actually looking.
- Vague answers about warranty, licensing or insurance.
- Reviews that are few, very old, or all sound the same. Read what customers actually describe, not just the stars.
What a well run job day looks like
Good roofing companies are organized, and you can see it on the day of the job. Materials and the dumpster arrive when they are supposed to. The crew starts on time, protects what needs protecting, works steadily, and leaves the place clean.
Mark McLain described his replacement in the middle of winter: the dumpster "was delivered the day before installation and placed in such a way that I could still get my car out of the garage if needed. The crew arrived at 6:45 AM and first had to remove the snow from my roof before they could even start." He added that the crew "protected all my shrubs as best they could from the snow that was coming off of the roof."
That is the kind of detail worth asking about in advance. Before work begins, you should know:
- When materials and the dumpster will arrive
- What time the crew will start
- What you should move away from the house, like patio furniture, cars and anything on walls inside that could rattle loose
- Who to call during the job if something comes up
Communication is part of the work
Ask almost anyone who has had a bad roofing experience, and the problem usually started with communication. Calls went unanswered, dates slipped with no warning, or nobody explained a change in the plan.
When you are choosing a roofer, pay attention to how they communicate before you hire them. Do they call back? Do they explain things in plain language? Do you know who your contact is? That is usually how they will act once the job starts.
Several of our customers mentioned this directly. Lou Deiboldt wrote that "Ashlea kept us informed on every detail." Shawn Klinger thanked Jeff and Olivia "for all the planning and communication to make this happen quickly and without any issues," and said he was "most impressed at how well everything was coordinated, from dumpster and supply delivery to installation and cleanup."
After the roof is on
The job is not finished when the last shingle goes down. Before the crew leaves, or soon after:
- Walk the property and look for nails, especially in the driveway, lawn and garden beds
- Check that gutters and downspouts are clear of debris
- Look at the roof from every side of the house
- Get your warranty paperwork and final invoice, and keep them with your house records
- Note who to call if you ever see a problem
After that, a new roof mostly asks to be left alone. Keep gutters clear, keep an eye out after big storms, and have it looked at if something seems off. Catching a lifted shingle or loose flashing early is much easier than dealing with a stained ceiling later.
Talk to Greenawalt Roofing Company
Greenawalt Roofing Company is a locally owned roofer based on Marietta Avenue in Lancaster, and we work on homes across Lancaster, Mountville, Silver Spring, Salunga, Landisville, Oyster Point, Ironville and Farmdale. Whether you need a full replacement, a repair, new gutters, or just an honest inspection to find out where your roof stands, we will walk you through it and answer every question on the list above.
Call us at (717) 455-0403 or use the estimate form on our contact page, and we will set up a time to look at your roof. You can also read what your neighbors have said on our reviews page or see recent work in our gallery.