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Roof Replacement in Manchester, NH
Shingles worn out, or patching the same roof every spring? Call (978) 577-5300 or send the form for a free estimate on a full roof replacement in Manchester. We'll review your request and help you with the next step.
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Is it time?
Signs a Manchester roof needs replacing
Most roofs give plenty of warning. These are the signs roofers look for before recommending a full replacement:
- Its ageAn asphalt roof that went on more than about 20 to 25 years ago is near the end. The city's permit records or the seller's disclosure can tell you when it was last done.
- Grit in the guttersPiles of shingle granules at the bottom of downspouts mean the shingles are wearing through.
- Shingles that won't lie flatCurled, cupped or cracked tabs let snowmelt and wind-driven rain underneath.
- A repair historySeveral patches over a few years, or leaks in different rooms, point to a roof that's aging out as a whole.
- A tired flat sectionOn multi-families, a membrane that's blistered, split or holding puddles is usually past repair.
Not sure yet? Start with a repair estimate in Manchester. A fair contractor will say if a repair is enough.
The scope
What should be in a Manchester re-roof estimate
Ask every contractor to price the same scope, so you're comparing like with like:
- Tear-off to the deck, with how many layers they expect and where the dumpster goes. On tight city lots and narrow streets, ask how they'll stage it.
- Deck repair priced per board or per sheet, because older Manchester houses often have board sheathing that's only visible once the roof is off.
- Leak barrier at the eaves and valleys, plus the underlayment type for the rest of the roof.
- New flashing and pipe boots at every chimney, wall and penetration, not reused metal.
- Membrane work for any low-slope main roof or porch, as its own line.
- The city permit, with the contractor named as the applicant or the permit number provided before work starts.
Manchester housing
Replacing roofs on Manchester's housing
Homes built before 1940. About 28% of the city. Expect board decking, old chimneys and sometimes more than one layer of roofing to strip. Budget time for deck repairs once the old roof is off.
Two- to four-family buildings. About a quarter of Manchester's homes. Pitched sections get shingles; flatter main roofs and porches need a membrane such as EPDM or TPO. See flat and rubber roofs.
Brick blocks in the historic districts. In the Amoskeag Millyard and Amoskeag Corporation Housing districts, the Heritage Commission reviews qualifying exterior building permits. A 2021 review covered slate and rubber roofing on a Market Street building. Talk to the Commission before choosing materials.
Houses from the 1940s and '50s. About 17% of the city's homes went up in those two decades, many of them capes and ranches in neighborhoods like Southside and Green Acres. They're the simplest replacements and the likeliest to already have two layers, which means a full tear-off. Capes with finished upstairs rooms benefit most from better attic ventilation.
Before you sign
Hiring for a roof replacement in New Hampshire
No state license. New Hampshire doesn't license roofing contractors, so the checking is up to you. Get at least three written, itemized estimates, ask for references and proof of insurance, and make sure contractors with employees carry workers' comp.
Get it in writing. The contract should list the work, the materials, the total price and the payment schedule before any work or payment. Avoid cash-only deals.
Know your cancellation right. If you sign a contract of $150 or more somewhere other than the seller's place of business, such as at your kitchen table, New Hampshire law gives you three business days to cancel.
Materials. Architectural shingles are the standard choice. Standing-seam metal is the longer-lasting option and sheds snow quickly, which matters over doorways and walks. Pricing comes from the contractor after a site visit; we don't quote it. We verify the credentials a job requires before we send a contractor any calls.
FAQ
Manchester roof replacement questions
How much is the permit for a new roof in Manchester?
Manchester charges roofing as an alteration: 1% of the estimated cost of the work plus a $25 application fee, and the minimum cost for any permit is $55. In other words, every $10,000 of job cost adds $100 to the permit. The city notes fees can change once the application is reviewed.
How long does the permit take?
The city says normal processing is 3 to 5 business days, with 7 to 10 allowed for larger and commercial projects. Some permits are issued right away. Build that into your start date, and don't let work begin until the permit is approved; the city puts that responsibility on the homeowner.
Which building code applies to my new roof?
Since July 1, 2024, Manchester has enforced the 2021 International Residential Code and related 2021 codes, with state and local amendments. Your contractor should build to the code in effect when the permit application is received.
We're replacing the roof on a three-family. How do we handle the tenants?
Give tenants written notice of the dates, ask the crew where the dumpster and materials will go, and plan for noise and debris around entries and porches. If the building has a low-slope main roof and pitched sections, make sure the estimate covers both, plus every porch roof.
Can new shingles go over the old ones?
Building code allows a second layer in some cases, but on Manchester's older houses most roofers strip to the deck anyway: it exposes rotted boards and lets them install leak barrier at the eaves.
Other roofing services in Manchester