Roof replacement in Madison

Two Madison roofs, same question

A 1924 two-story in Vilas with dormers, plank decking and three previous roofs. A 2001 two-story in Grandview Commons on its original builder-grade shingles, four nails each, a strip of ice barrier that stops a foot inside the wall. They look nothing alike, and they are both due. In Madison's climate an asphalt shingle lasts 18 to 25 years regardless of what the wrapper promised, and many of the county's roofs went on in the late 1990s and 2000s.

Read the roof before you call: bald patches on the south and west slopes, granules in the gutter, edges cupping, spongy decking at the eaves where the ice dams have sat. Two of those and you're there. The post on signs a Madison roof is near the end goes through each one and what it looks like from the ground.

How a good replacement goes, and why

On a roof replacement, Madison, WI weather sets the spec: fifty inches of snow and a five-month freeze-thaw. A well-run job goes in this order.

Tear-off. Everything comes off, down to the wood. Code limits how many layers a roof can carry — check with your building department; most roofers here tear off anyway. A roof-over hides rotten decking, adds a ton of weight to a structure already carrying wet March snow, and voids most shingle warranties.

Decking. Every sheet gets walked. Delaminated plywood is swapped at $90–$150 a sheet. Plank decking on isthmus houses with gaps wider than a quarter inch can't hold modern nails and gets overlaid with plywood. The quote should carry an allowance; ask for a photo of each sheet replaced.

Ice barrier and underlayment. Wisconsin's code calls for an ice barrier at the eaves — commonly from the edge to at least 24 inches inside the exterior wall; check the current rule with the City of Madison and ask the roofer how far up yours will run. On a 4/12 ranch roof or any house that has ice-dammed before, many roofers run it further, plus every valley and around every penetration. The rest of the deck gets synthetic underlayment; felt wrinkles in lake humidity and tears in the wind before the shingles are down.

Shingles and flashing. Architectural shingles from GAF, Owens Corning or CertainTeed, six nails each, a starter course with its own adhesive at eaves and rakes. New drip edge, new pipe boots, new step flashing at every wall, new counter-flashing cut into chimneys. Nothing twenty years old should be reused.

Ventilation. Ridge vent cut through the deck, soffit vents cleared or added, baffles at the eaves so the insulation can't block them. Without roof ventilation, Madison attics trap the heat and moisture that make roofs ice-dam and age early, and a replacement is the cheapest moment to fix it.

Cleanup. Tarps come off the landscaping, the trailer takes the old roof, and the yard and driveway get a magnet sweep. The replacement day post covers noise, parking, and what to do with the dog.

What it costs

For a shingle roof replacement, Madison prices for architectural shingles installed run $450–$800 per square. On a 1,200 sq ft Westmorland ranch with a plain gable, $9,000–$12,000. On the typical 1,800 sq ft west-side two-story with 22–28 squares, $11,000–$20,000. A steep Vilas roof with dormers, two layers to remove and plank decking to overlay lands toward the top and sometimes past it. Ask whether the permit is in the price. The cost page has a table by house type and the post on 2026 replacement costs explains what moves the number.

Manufacturer-backed financing plans of 12–60 months are common; compare the terms with a home equity line before you decide.

Before the crew arrives

A few things on your side make the day go smoother. Move cars out of the driveway the night before, since the trailer or dumpster usually sits there. Take pictures off the walls on the top floor; hammering on the deck shakes them. Cover anything stored in the attic with old sheets, because dust and the odd nail tip come through when the old shingles come off. Tell the neighbors, especially on a narrow isthmus lot where ladders may need a few feet of their yard. And mark sprinkler heads, septic lids or a buried dog fence so the trailer avoids them.

Five things to settle in writing first

1. The start window and the weather rule. Ask what happens if rain moves in mid-job, and how an open deck gets protected overnight.
2. The decking allowance. A per-sheet price, and a cap you approve before they go past it.
3. The ice barrier distance. In feet, on every eave, plus the valleys and around the chimney.
4. Who removes and resets what. Satellite dishes, gutter guards, solar conduit, a skylight you're keeping.
5. Payment stages. A large deposit before materials arrive is a red flag; ask how payments are staged.

The walk-through when it's done

Before the final payment, walk the yard and look up. Shingle lines should run straight, the ridge cap should sit flat, and new drip edge should show along every eave and rake. Look at the chimney: the counter-flashing should be set into the mortar, not glued to the face of the brick. In the attic, check for daylight at the ridge slot and the soffits, and for nails that missed the deck. Ask for the shingle warranty registration, the workmanship terms in writing, the permit sign-off if there was one, and photos of any decking that was swapped. Keep it all in one folder; the next owner of the house will ask.

Permits and credentials

Check with the City of Madison Building Inspection (or your city or village) whether your job needs a permit, and ask the roofer who pulls it and whether it's in the price. Check a contractor's Wisconsin credentials with the Department of Safety and Professional Services (DSPS) and your city's permit office before you sign. Whoever you hire, ask to see their certificate of insurance before work starts.

Metal roofing in Madison

Standing-seam metal costs two to three times what shingles do, sheds snow on its own, and will outlast you in the house. When it comes to metal roofing, Madison homes usually get standing seam in charcoal or dark bronze. Ask for it priced next to the shingle quote so you can see the gap. Whichever you choose, a new roof installation in Madison should be built for snow first and looks second.