What to Know Before You Replace
A roof replacement is one of the largest checks most West Michigan families write on the house, and it protects everything underneath it. Between Grand Rapids winters, lakeshore wind, and the freeze-thaw cycles that drive ice dams, our roofs work harder than roofs in milder parts of the country. It pays to understand the process before you sign anything.
The good news is that a well-built replacement is predictable. Most homes are done in one to three days, the pricing is knowable once the roof is measured, and a quality installation protects the house for two to seven decades depending on the material. And because we are the roofers, not a sales office subbing the work out, the crew on your roof is executing a system we designed for it, not running shingles until the truck is empty.
Still deciding between fixing and replacing? Start with our roof replacement overview, or see real numbers on our roof replacement cost page.
How long does it take?
Most asphalt roofs in West Michigan are torn off and replaced in one to three days, weather permitting.
What does it cost?
Architectural asphalt runs $500 to $1,000-plus per square as a full system, about $5 to $10 per square foot. Metal starts around $12 per square foot.
Do you tear off the old roof?
In almost every case, yes. A layover still costs about 75 percent of a full replacement, carries no warranty from us, and lasts a fraction as long.
What's it warrantied for?
Three layers of coverage: the manufacturer's material warranty, the manufacturer's enhanced system warranty registered by us as a certified installer, and our written workmanship warranty.
From Inspection to Cleanup
Every roofer will tell you they inspect, install, and clean up. Here's what those words actually mean at Stellar.
The Inspection
We measure the roof by satellite before we ever arrive. On site, we inspect the roof, then the attic if it's accessible, and document everything: how many layers, the condition of the deck, the chimney, the fascia and any special molding, whether the gutters are fastened through the drip edge and have to be dropped, the type of siding and whether it can be removed or has to be cut out. We also read the property itself: the topography around the house, how difficult cleanup will be, and anything that needs protection beyond our standard setup, like a new composite deck, a pergola, or a pool close to the house. Every one of those changes the scope, and we'd rather find them now than on Day 1.
The Estimate
There are a dozen ways to quote the same roof, which is exactly how homeowners end up with three bids that aren't for the same job. We write our estimate from what was discussed on site, so it delivers everything you want and nothing you don't. Usually that's one option, tailored. But if you're weighing systems, we'll price multiple options at once, three different roofs, three different prices, so you don't have to drag three companies through your house to compare. Same material can even carry two different scopes of work for two different ways to install it, priced accordingly. Whichever you approve is the roof we build.
Production
Once you approve, the job goes to our production team. We meet with you to pick every color: shingles, drip edge, flashing, all of it. Then our production manager writes the work order, and every Thursday we go over every job in detail with the foreman, in person, reviewing all the site photos, before it's scheduled for the following week. Material and dumpster are ordered, you're told when we plan to start, and from there we watch the weather all day, every day.
Day 1: Setup and Tear-Off
The crew protects landscaping, positions the dumpster, and tears the roof to the wood deck. An honest word about landscaping: we're removing thousands, sometimes tens of thousands, of pounds of material off your roof, and standard protection is reasonable protection, not a force field. We're good at foreseeing collateral damage and working around it, and we can add protection beyond standard if you want it, but expect some plantings against the house to get flattened. We'd rather tell you that now than surprise you.
The Deck
With the roof off, the real work starts. We cut in the ridge vent, grind the chimney for new flashing, remove or cut the siding where walls need to be flashed right, replace any rotted boards, close up old box vents, and detail the entire deck until it's clean and sound. This is the part of the roof you'll never see and the part that decides how long it lasts.
Dry-In and Installation
Only then does the new roof start: drip edge, ice and water shield, synthetic underlayment. Then the shingling, with the flashing, chimney, and skylight work running in parallel. The last things on are the ridge vent and cap.
Final Inspection and Cleanup
We blow off the roof, walk it against the work order to make sure nothing was missed, then do a detailed walk-around of the house and grounds, magnetic nail sweep included, haul the debris, and get out of your way.
Why We Push People Away From Shingleovers
A layover, or shingleover, means nailing new shingles over the old ones. Michigan Residential Code Section R908.3.1.1 caps a roof at two layers, so it's only even possible on a single-layer roof. Here's why we almost never recommend it anyway.
- It doesn't save what you think. A layover still costs about 75 percent of a full replacement, because the labor and material on top are most of the job. For that money you get a roof that lasts maybe 50 to 75 percent as long as a tear-off, because it traps heat and rides on a failing surface.
- We can't stand behind it. On a layover we can provide no warranty at all, because we can't see the deck, can't replace the ice and water shield, and can't fix what's underneath.
- It barely works on modern shingles. Shingleovers were a three-tab-era practice. Those shingles were flat, so the new layer laid down and the nails held. Over today's architectural shingles, the old layer telegraphs through and the nails don't seat right. It's nearly impossible to do correctly.
A full tear-off lets us see and fix the deck, install fresh ice and water shield past where the ice dam forms, replace every piece of flashing, correct the ventilation, and keep the manufacturer's full warranty intact. And if a limited repair is the smarter call than either, we'll say so. Our gallery is full of them.
The Best Time of Year to Replace
You can replace a roof most of the year here, but each part of the West Michigan calendar has trade-offs worth knowing.
Spring and Summer
Peak season across Grand Rapids, Holland, and the lakeshore. Warm shingles seal fastest. Book early, because calendars fill after every storm cycle.
Fall
One of the best windows in West Michigan. Cooler temperatures are easier on crews, shingles still seal before winter, and it's the smart time to beat lake-effect snow.
Winter
Possible, at our discretion, and we're honest about what that means. We try to avoid installing below freezing. On a dry 35-to-50-degree day, we can absolutely replace a roof. Contrary to popular belief, shingles installed in cold weather do still seal down, because the heat of your house bleeds through the deck, though how well depends on your attic insulation and how balanced your intake and exhaust ventilation are. SBS rubberized shingles install in winter without that concern. What we won't do is rush one: winter jobs take up to three times as long between short daylight, cold tools, and slippery surfaces, and we're ultimately responsible for the roof. If we install in winter, it's because we're certain we can deliver the same roof we'd deliver in July.
How Do I Know It's Time to Replace?
Not every worn roof needs to come off. Some clear signs point to replacement rather than another patch. A full replacement usually makes sense when several of these are true:
- The roof is 20-plus years old
- Two layers of shingles already exist
- Widespread curling, cracking, or granule loss
- Repeated leaks or ice dam damage each winter
- Sagging areas or a soft, spongy deck
- You're selling and want a fresh, warrantied roof
Not sure which side of the line you're on? Schedule a free roof inspection or call or text (616) 840-1927 and we'll give you an honest answer. If it's a repair, we say repair.
Schedule Your Free Roof InspectionRoof Replacement Questions
How long does a roof replacement take?
Most residential asphalt replacements in West Michigan are completed in one to three working days, weather permitting. A simple gable roof on an average home is often a single day. Larger, steeper, or more complex roofs, metal systems, and roofs needing significant deck repair take longer, and winter installs can take up to three times as long. You get a realistic timeline with your written estimate, and we schedule around the forecast.
How much does a new roof cost in West Michigan?
We price by the square, 100 square feet of roof surface, because a whole-house number means nothing until the roof is measured. Architectural asphalt runs $500 to $1,000-plus per square as a complete system, about $5 to $10-plus per square foot. In practice, a simple 22-square ranch lands roughly $12,000 to $16,000, a steep, cut-up 28-square colonial roughly $18,000 to $26,000, and the same colonial in standing seam metal $34,000 to $70,000. Your roof's size, pitch, complexity, layers, and deck condition decide where it lands. Full breakdown on our roof replacement cost page, and every figure is a planning range until we've measured your actual roof.
Do you tear off the old roof or lay over it?
We tear off, and we actively steer people away from shingleovers. A layover still costs about 75 percent of a full replacement, we can offer no warranty on one, it lasts maybe 50 to 75 percent as long, and over modern architectural shingles it's nearly impossible to do correctly anyway. Michigan Residential Code Section R908.3.1.1 also caps a roof at two layers. A tear-off lets us fix the deck, install fresh ice and water shield, replace all the flashing, correct the ventilation, and keep the manufacturer's full warranty intact. That's the roof worth paying for.
What roofing materials do you install?
The most popular choice in West Michigan is architectural asphalt, which balances cost, durability, and a 20 to 30 year rated life. We also install standing seam metal, 24-gauge steel with a Kynar 500 finish, excellent at shedding lake-effect snow with a 40 to 70 year life, and modified bitumen on residential flat sections, matched to your shingles. For premium systems like cedar shake on custom homes, we'll walk the trade-offs honestly, but for most houses asphalt or metal delivers better performance for the money, and we'll show you why. More on our materials FAQ.
What warranties come with a new roof?
Really, three. The manufacturer's material warranty covers the shingles and components. The manufacturer's enhanced system warranty, the tier worth having, requires a certified installer using the full matched system with adequate ventilation; Stellar is GAF Certified Plus and a CertainTeed ShingleMaster, so those tiers register on your roof and we register them for you. And our workmanship warranty covers the installation itself, in writing. That last one depends on how the roof is designed and installed: the same material can carry two different scopes of work, priced accordingly, and the warranty follows the scope. We'll spell out exactly what each covers, and for how long, before work begins.
What's actually included in the price?
The complete system, not just shingles: full tear-off and disposal, deck inspection with any repairs priced as an allowance or approved before they're done, ice and water shield at the eaves, valleys, and penetrations, synthetic underlayment, new drip edge and all new flashing, ventilation corrected to the attic, the roofing material at six nails per shingle, starter and ridge cap, permit and final inspection, magnetic nail sweep and full cleanup, and the warranties, with the manufacturer's enhanced warranty registered for you. The number you sign is the number you pay.
Will a replacement disrupt my daily life?
Less than you'd expect, and we'll be straight about the part most companies gloss over. You can stay home during the work; the noise is real but the job is quick. We protect landscaping, siding, and windows with reasonable standard protection, and we can add more on request, but tearing thousands of pounds off a roof will flatten some of the plantings against the house. We're professionals at foreseeing and preventing collateral damage, and we finish every day with cleanup and a magnetic sweep. Before we start, move vehicles out of the driveway and take down fragile wall hangings that vibration could shift.
Can I finance a roof replacement or use insurance?
Yes to both. Stellar finances everything from a small repair to a full replacement through multiple lenders that cover strong credit, average credit, and credit that's taken a hit. Details on our financing page. After hail or wind damage, many homeowners pair a replacement with an insurance claim, and storm claims can be paired with financing to cover the deductible. Under Michigan law we can't adjust or negotiate your claim, but we inspect to Haag standards, document everything in a written report with photos, submit it to your carrier on your behalf, and meet the adjuster on the roof. The full picture is on our insurance claims page.