Roof replacement
Roof replacement, done the way the warranty requires
When a roof is at the end of its life, patching it is money down the drain. Josh tears the old roof off, fixes the deck, and installs a new shingle or metal roof to the manufacturer's specification, so the warranty actually means something.
In short
Most roofs in Lancaster County that get replaced are twenty to thirty years old. The shingles have lost their granules, the seal strips have let go, the flashing has been tarred over at least once, and there is probably a soft spot in the deck near a valley or a chimney. A replacement is the chance to fix all of that at once and start the clock over.
Fox Gables does full replacements, which means the old roof comes off down to the wood. Josh does not shingle over an existing layer. It hides rotted decking, voids most manufacturer warranties, adds weight the rafters were not designed for, and is not permitted in many municipalities. It is cheaper for a reason.
What is included in a Fox Gables roof replacement
The written estimate lists every item below by name and brand, so you can compare it line by line with any other quote.
- Tear-off of all existing roofing down to the deck, with debris in a dumpster and the yard tarped
- Inspection of the deck and replacement of any soft, delaminated or rotted sheathing
- Ice and water shield along all eaves, in every valley, and around chimneys, skylights and pipes
- Synthetic underlayment over the remaining deck
- New aluminum drip edge at eaves and rakes
- New pipe boots, new step flashing and counter-flashing at every wall and chimney
- Starter strip, shingles nailed at the high-wind pattern, hip and ridge cap
- Ridge vent, and intake vents at the soffit if the attic does not have them
- Magnet sweep for nails and a final walkthrough with you
Decking: the part nobody budgets for
Older houses in Ephrata, Lititz and Lebanon often have plank decking with gaps, and a lot of 1970s houses were built with thin sheathing that has sagged between rafters. When the shingles come off, that is when you find out. Josh looks in the attic before quoting, which catches most of it, and the estimate carries a per-sheet price for any additional decking so a surprise does not turn into an argument.
On the Cape Cod on the projects page, the valleys under the dormers had leaked for years and the deck had gone soft. The rotted sections were cut out and new plywood sistered in before any underlayment went on. That roof will outlast the shingles.
Shingle choices
Josh installs architectural (dimensional) shingles from GAF, Owens Corning and CertainTeed. Three-tab shingles are not worth the small savings; they are thinner, rated for less wind, and look dated. Architectural shingles come in dozens of colors, and the mid-greys, weathered wood and charcoal tones are the most common choices around here because they suit brick and the light siding colors on most houses.
Each manufacturer offers an upgraded warranty when the whole system, underlayment, starter, ridge cap and ventilation, comes from the same brand and is installed by a contractor to their spec. Josh will explain what that costs and whether it is worth it for your roof.
Ventilation, ice dams and the attic
A roof is not only shingles. If the attic is not ventilated, heat builds up in summer and cooks the shingles from below, and in winter it melts snow that refreezes at the eaves as an ice dam. Ice dams are the number one cause of the ceiling stains people see in February in this part of Pennsylvania.
Every replacement includes a ridge vent and a check of the soffit intake. If the soffits are solid wood or blocked with insulation, Josh will recommend adding intake vents, usually at the same time as new soffit and fascia. Ice and water shield at the eaves is the backup that keeps a dam from getting into the house even when one forms.
Price guide
What this usually costs
Ranges most Lancaster and Lebanon county houses land in for a full replacement, as of 2026. The written estimate is exact and itemized.
- Architectural shingles, ranch or Cape Cod, 16 to 24 squares
- $9,500 to $15,000
- Architectural shingles, two-story colonial, 24 to 34 squares
- $14,000 to $21,000
- Ribbed metal, same houses
- $18,000 to $32,000
- Standing seam metal, same houses
- $26,000 to $45,000
- Slate or second-layer tear-off, added
- $1,500 to $4,000
- Decking, per 4x8 sheet installed
- $90 to $130
A square is 100 square feet of roof. Steep pitches, many dormers and valleys, slate removal, and houses that cannot be reached by truck push a job up the range.
When a replacement makes more sense than a repair
- The roof is more than 20 years old and leaking in more than one place
- Granules have worn off and the mat is showing through on the south side
- Shingles are brittle and crack when lifted
- There are already two layers on the roof
- The deck feels spongy underfoot
- You are planning to sell within a few years and the roof will come up on inspection
How a job goes
From the first call to the walkthrough
- 1
Call or send the form
Josh calls back the same day, usually within a couple of hours. Tell him what is going on and he will ask a few questions.
- 2
Josh comes out and looks
On the roof, in the attic, under the deck. He measures, takes photos, and brings samples in the truck. No sales presentation.
- 3
You get a written estimate
Materials named by brand, the scope spelled out, a price that does not expire at midnight. Over $500 it is a written contract, as Pennsylvania requires.
- 4
The work gets done
Materials delivered, the job done by Josh with help as the job needs, the site cleaned every day, permits and inspections handled.
- 5
Walkthrough, then you pay
Josh walks the finished job with you. Anything on the list gets done. Final payment when you are satisfied.
Related projects
This work, on real houses
Northern Lancaster County · Lancaster County
Shingle roof replacement on a Cape Cod with dormers
Full tear-off and new architectural shingles on a Cape Cod with two front dormers, including new decking where the old boards had gone soft.
Lancaster County · Lancaster County
Metal roofing on a Lancaster County farmhouse and outbuilding
Dark ribbed metal panels on a two-story farmhouse, plus a large metal roof on an agricultural building.
Questions people ask
How long does a roof replacement take?
One to two days for most houses once the materials are delivered. Josh orders a day or two ahead and tears off only what he can dry in that day.
Do I need to be home?
Not during the work. Josh needs access to the attic for the inspection beforehand and to the driveway for the dumpster and delivery.
Will you replace the roof over the same deck without shingling over?
Yes. Full tear-off, always. A second layer is not something Fox Gables does.
What about the gutters?
The old gutters are protected during tear-off. If they are worn, replacing them at the same time is the cheapest moment to do it. See the gutters page.
Can you replace the roof in winter?
Shingles need to be above about 40 degrees to seal properly. Josh roofs from March to early December in a normal year and does emergency repairs year round.
What is the workmanship warranty?
Josh stands behind his installation. The written estimate states the workmanship warranty term alongside the manufacturer's material warranty.
Free estimate
Get a number, not a pitch.
Tell Josh what the house needs. He will call back, come out, measure, and give you a written estimate with the materials named.
(717) 598-7728Calls and texts answered seven days a week. Estimates by appointment, Monday to Saturday.
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