Roof Replacement in Unionville, PA
A new roof is a big decision, and it should only happen when repair no longer makes sense. When it does, the parts you never see after the job matter most: sound decking, an ice barrier at the eaves, proper flashing at every wall and chimney, and ventilation that lets the attic breathe. We replace roofs on homes, garages and outbuildings around Unionville with those details done right.
- Honest repair or replace assessment
- Full tear-off and decking inspection
- Ice barrier, drip edge and new flashing
- Shingle, metal, slate and synthetic slate options
Water coming in right now? Call and tell us if a tree or limb is on the roof. We will walk you through the next hour.
Call (610) 817-4457Roof replacement means removing the existing roofing down to the deck, repairing any rotted decking, and installing a complete new system: drip edge, ice barrier at the eaves, underlayment, flashing, ventilation and the finished roofing. It makes sense when problems appear across the roof rather than in one area, or when the material itself has worn out.
On this page
- When a roof needs replacing, and when it does not
- End-of-life signs you can see from the ground
- How long roofs last in Chester County
- What a code-compliant roof replacement includes
- How our roof replacement process works
- Choosing a roofing material for a Unionville home
- What roof replacement costs in Pennsylvania
- Replacing roofs on older and historic homes
- Decking and hidden damage: no surprises
- What to expect on replacement day
- When to schedule a roof replacement
- Warranties: what to ask for
- Insurance and storm-related replacement
- Choosing a roof replacement contractor in Pennsylvania
- Questions homeowners ask
When a roof needs replacing, and when it does not
Most roofs we look at around Unionville can be repaired. Replacement is the right answer when the problems are everywhere rather than in one place.
Repair is usually enough when
- Leaks trace to one source, such as a chimney, valley, vent or skylight
- Storm damage is limited to one section
- Shingles still hold their granules and bend without cracking
- Slate rings when tapped and does not flake
- The decking is firm
Replacement is likely when
- Leaks show up in several unconnected places
- Shingles curl, crack when bent or have lost most of their granules
- Decking is soft or rotted across large areas
- Soft slate flakes and sounds dull across whole slopes
- You are paying for repairs every year on a roof past its expected life
We give you photos of every slope and a written recommendation either way. If your roof has years left, we will say so.
End-of-life signs you can see from the ground
- Shingles that curl at the edges or cup in the middle
- Bare patches where granules have washed away, and granules piling up in gutters
- Dark streaks and moss across large areas, especially on shaded north slopes
- A wavy or sagging roofline
- Many missing or slipped slates scattered across every slope
- Patches of mismatched shingles from years of repairs
One of these alone does not mean you need a new roof. Several together, on a roof past its expected life, usually do.
How long roofs last in Chester County
| Roof type | Typical life | What usually ends it |
|---|---|---|
| Architectural asphalt shingles | Often 20 to 30 years | Granule loss, brittleness, wind damage, failed sealing |
| Cedar shake | Often 20 to 30 years, less in heavy shade | Splitting, moss, rot |
| Standing seam metal | Often 40 years or more | Coating wear, fastener or seam problems |
| Natural slate | 60 to 125 years or longer, by slate type (National Park Service) | Soft slate weathering; nails and flashing fail first and are repairable |
| Low-slope membrane | Varies widely with material and drainage | Seam failure, ponding, wet insulation |
Shade, ventilation, installation quality and storm history all shorten or extend these numbers. Unionville's wooded lots keep north slopes damp, and the 2026 windstorms that PECO reported to state regulators were hard on older shingle roofs.
What a code-compliant roof replacement includes
Pennsylvania applies the International Residential Code through its Uniform Construction Code. Several roofing requirements in that code matter directly to your new roof.
Tear-off instead of layering
The IRC does not allow a roof recover, meaning a new layer over the old, where the existing roof has two or more layers, where the existing roofing is water-soaked or deteriorated, or where it is slate, clay, cement or asbestos-cement tile (IRC R908.3.1.1 summary). Even where one overlay is technically allowed, we recommend a full tear-off on most homes, because it is the only way to see and fix the decking.
Ice barrier at the eaves
In areas with a history of ice forming along the eaves, the code requires an ice barrier, either two layers of underlayment cemented together or a self-adhering polymer modified bitumen sheet, from the lowest edge of the roof to at least 24 inches inside the exterior wall line (IRC R905.1.2 summary). Chester County winters bring ice dams, so we install ice barrier at all eaves and in valleys.
Drip edge
Since the 2012 IRC, drip edge has been required at the eaves and gables of asphalt shingle roofs, lapped at least 2 inches between pieces and extending below the sheathing (ICC). It keeps water off the fascia and supports the shingle edge.
Crickets behind wide chimneys
Code checklists based on the IRC require a cricket on chimneys 30 inches or wider, so water and debris are diverted around the chimney instead of piling up behind it.
Ventilation
The IRC sets minimum attic ventilation at 1/150 of the attic area, or 1/300 when intake and exhaust are balanced as the code describes. A new roof is the best time to correct ventilation that has been shortening the old one.
How our roof replacement process works
- Inspection and written estimate. Photos of every slope, attic checks, measurements, material options and a written price that explains how decking replacement will be charged.
- Permits and approvals. We confirm township requirements for your address, and you check any HOA, easement or deed restrictions on materials and color.
- Protect the property. Tarps over landscaping, plywood against walls where needed, and a planned path for debris that avoids gardens, stone walls and outbuildings.
- Tear-off, one section at a time. We remove only as much as can be dried in the same day, so the house is never left open overnight.
- Decking inspection and repair. Soft, rotted or delaminated decking is replaced. On older homes with plank sheathing, we fix gaps and rot so the new roof has a solid base.
- Drip edge, ice barrier and underlayment. Installed in the right order so each layer laps over the one below it.
- Flashing. New step and counter flashing at walls and chimneys, valley metal, pipe boots and skylight flashing. We do not reuse tired flashing to save time.
- Roofing installation. Following the manufacturer's instructions, which also protects any warranty.
- Ventilation. Ridge or other exhaust vents balanced with soffit intake.
- Cleanup and walk-through. Magnetic sweeps for nails, debris hauled away, and a final walk-through with before and after photos.
Choosing a roofing material for a Unionville home
| Material | Best fit | Consider |
|---|---|---|
| Architectural asphalt shingles | Most homes built since the 1980s; good value; many colors | Shorter life than metal or slate; wind and granule wear |
| Designer or impact-rated shingles | Homeowners wanting heavier shingles or a slate-like look | Higher cost than standard architectural shingles |
| Standing seam metal | Farmhouses, barns, porches and modern designs; long life | Higher upfront cost; detailing at walls and penetrations is critical |
| Natural slate | Historic homes and owners planning for generations | Highest cost and weight; needs a skilled slater |
| Synthetic slate | Slate look with less weight | The National Park Service notes installed cost is only marginally below natural slate, with shorter life |
| Cedar shake | Certain older and custom homes | Maintenance and shade sensitivity |
Historic homes in and around the Unionville Village Historic District often look best in the material they were built with. If your property has an easement or deed restriction, check it before choosing a different material or color.
What roof replacement costs in Pennsylvania
This Old House's 2026 Pennsylvania guide puts the average new roof at about $7,489, with most projects between $5,740 and $19,078 depending on material, home size and labor. In its 2026 survey, nearly 28% of Pennsylvania homeowners said hidden or unexpected damage increased their final cost, and Pennsylvania homeowners most often named labor as the biggest contributor (This Old House).
Homes around Unionville often run above those averages because roofs are larger, steeper and more complex, with multiple valleys, dormers and chimneys. Slate and standing seam metal sit well above asphalt shingles. Fixr puts a new natural slate roof at an average of about $20 per square foot, from $9 to $30 (Fixr).
What drives the price
- Size and complexity. Valleys, dormers, hips, chimneys and skylights add labor and flashing.
- Pitch and height. Steep and tall roofs need more safety equipment and time.
- Layers to remove. More layers mean more labor and disposal.
- Decking repairs. Rotted sheathing is replaced at a price written into the estimate in advance.
- Material. Slate and metal cost more than shingles and need specialized installers.
- Access. Long lanes, landscaping and outbuildings change how materials and debris move.
Replacing roofs on older and historic homes
Most homes in the Unionville village were built between 1820 and 1880, and the area's farmhouses and estates often carry additions from several eras. Replacing roofs on these buildings brings issues a newer house does not have.
- Plank sheathing. Older roofs often sit on boards with gaps between them, sized for wood shingles or slate. Modern shingles need solid sheathing, so boards may need an overlay of new plywood or replacement.
- Uneven framing. Rafters that have settled over a century can make a roof wavy. Some unevenness is part of the character; major sags should be assessed before new roofing goes on.
- Chimneys and flues. Masonry chimneys often need repointing or a new crown at the same time as the roof, so the new flashing has sound mortar joints to go into.
- Built-in gutters. Cornice gutters should be relined as part of the job, or the new roof will drain into a failing gutter.
- Character details. Decorative slate patterns, copper bays and standing seam porch roofs are worth matching or keeping.
The National Register listing of the Unionville Village Historic District does not by itself restrict what a private owner does with private money, but easements, deed restrictions or local rules may apply. Check before changing material, color or profile.
What to expect on replacement day
- Noise. Tear-off and nailing are loud from early morning. Plan for pets, naps and home offices accordingly.
- Driveway and parking. We will need space for a dumpster or trailer and material delivery. Move cars out of the drop zone.
- Attic dust. Vibration knocks debris loose in the attic. Cover anything stored there.
- Wall hangings. Vibration can shake pictures and shelves on top-floor walls. Take down anything fragile.
- Daily dry-in. We only open as much roof as we can cover the same day, so the house is protected overnight.
- Communication. You will know who is in charge on site and how to reach them.
When to schedule a roof replacement
- Late summer and fall are often ideal: dry weather, mild temperatures, and the roof is ready before winter.
- Spring works well once storms settle, though it is busy after winter damage.
- Winter replacements are possible on dry, milder days, but some materials need warmer temperatures to seal properly.
- Before you sell, a buyer's inspector will flag an old roof. Replacing or documenting its condition early avoids last-minute negotiations.
Warranties: what to ask for
There are usually two warranties on a new roof. The manufacturer's warranty covers defects in the material, and usually depends on the roof being installed to the manufacturer's instructions. The contractor's workmanship warranty covers installation errors. Ask for both in writing, ask how long each lasts, and ask what is excluded. A long material warranty does not help if the installation voids it.
Keep your contract, warranty documents, invoices and the before and after photos together. If you sell the house, a buyer will want to see them, and some manufacturer warranties can transfer to a new owner.
Insurance and storm-related replacement
When a covered storm event damages a roof badly enough, insurance may pay toward replacement. Policies generally do not pay to replace a roof simply because it is old. Report storm damage promptly, document it with dated photos, and get a written report that separates storm damage from wear. We provide that documentation and can meet your adjuster.
Choosing a roof replacement contractor in Pennsylvania
Pennsylvania requires home improvement contractors to register with the Office of Attorney General and to put the registration number on a written contract for jobs over $500. The contract must explain your right to rescind it, no payment can be taken before signing, and on jobs over $1,000 the deposit is capped at one-third of the price plus special order materials (HICPA information sheet).
Questions worth asking any roofer:
- Will you tear off to the deck, and how will decking repairs be priced?
- Where will ice barrier go, and will drip edge and new flashing be included?
- How will you handle attic ventilation?
- Who will be on the roof, and who will be my contact during the job?
- What warranties apply, in writing?
Roof replacement questions Unionville homeowners ask
How do I know if I need a new roof or just a repair?
Repair usually works when problems trace to one area and the roofing is otherwise sound. Replacement makes sense when leaks appear in several unconnected places, the material is worn out across the roof, or the decking is rotted over large areas.
How much does a roof replacement cost in Pennsylvania?
This Old House puts the 2026 Pennsylvania average at about $7,489, with most projects from $5,740 to $19,078. Larger, steeper and more complex roofs, slate and metal all cost more.
Can you put a new roof over my old one?
Code does not allow a recover over two or more existing layers, over water-soaked or deteriorated roofing, or over slate or tile. Even where one overlay is allowed, a tear-off lets us inspect and repair the decking.
What is an ice barrier and do I need it?
An ice barrier is a self-adhering membrane or cemented double underlayment at the eaves that keeps ice dam water out. The IRC requires it from the roof edge to at least 24 inches inside the exterior wall in areas with a history of ice dams, which includes Chester County winters.
How long does a roof replacement take?
Most homes take one to a few days of good weather, depending on size, complexity, material and decking repairs. Slate and complex roofs take longer.
Do I need a permit to replace my roof?
Pennsylvania’s Uniform Construction Code has generally not required a state permit for residential reroofing, though the work must meet code and structural work needs a permit. Local rules can differ, so we confirm with the township for your address.
What happens if you find rotted decking?
We photograph it, show you, and replace it at the per-sheet or per-foot price written into the estimate before work starts.
Should I replace my slate roof with asphalt shingles?
Usually not, if the slate is sound. Slate can last 60 to 125 years or longer and is often repairable. If replacement is truly needed, natural or synthetic slate keeps the look of a historic home.
Will insurance pay for a new roof?
Insurance may pay toward replacement when a covered event such as wind or a falling tree causes the damage. Policies generally do not cover replacement due to age or wear.
What are your hours?
We answer Monday to Saturday, 8:00 am to 8:00 pm, and are closed Sunday. Call (610) 817-4457.
Related roofing services
Find out if your roof needs replacing, or just repair
Tell us the age of the roof if you know it, what it is made of, and what problems you are seeing. We will inspect it, show you photos of every slope, and tell you plainly whether repair or replacement is the better use of your money.
- Phone
- (610) 817-4457
- Address
- 850 Unionville Road, Kennett Square, PA 19348
- Hours
- Monday to Saturday, 8:00 am to 8:00 pm. Sunday closed.
- Service area
- Unionville, East Marlborough Township and nearby communities in 19375, 19348, 19382, 19366, 19317 and 19320
Water coming in right now?
Keep people out of rooms with sagging ceilings, catch the water, and call. If a limb is on power lines, call PECO at 1-800-841-4141 first.
Planning a repair?
Send a photo of the roof or the ceiling stain. We inspect, then give you a written estimate with photos of every problem we find.