Complete Guide to Roof Replacement in Richmond: Costs, Materials, and Timeline

Your roof is 22 years old. Three contractors said different things about whether you need replacement.

Here's how to know for sure, and what happens when you do.

When You Actually Need Replacement (Not Repair)

Age alone doesn't determine replacement need. We've seen 15-year-old roofs that are shot and 30-year-old roofs still holding strong.

Replace when:

Your roof is 20+ years old AND showing multiple failure signs. One issue? Repair it. Five issues? You're throwing good money after bad.

Damage covers 25% or more of the roof. Insurance adjusters use this threshold. If a quarter of your roof needs work, replacing everything makes sense.

Energy bills jumped without explanation. Your HVAC guy says the system's fine. Could be your roof — poor ventilation or deteriorated shingles letting heat through.

You're selling within 6 months. Buyers see an old roof and either walk or demand $15,000 off. Replacing before listing gets you better offers faster.

Your insurance company sent a non-renewal notice citing roof age. This is happening more in Virginia. They give you 60-90 days to replace or they drop you.

Repair when:

Roof is under 15 years with isolated damage. Storm took off 12 shingles in one area? Repair.

Small leak that's caught early. Water stain in the attic near a plumbing boot? $200 flashing repair, not $12,000 replacement.

One section damaged but rest is solid. We repaired a Henrico roof last month — tree fell on one corner, damaged 8x10 section. Rest of the 12-year-old roof was fine. Replaced that section for $1,400.

You're planning to sell in 3-5 years. Repair gets you through. Replacement adds value you won't recover.

Step-by-Step: What Actually Happens

Week 1-2: Getting Estimates

Call 3-4 local contractors. Not the first Google result. Not whoever knocked on your door after the last storm.

Look for:

Physical Richmond address (check Google Maps)
Reviews going back 3+ years
Virginia Class A or B contractor license
Actual project photos, not stock images

Schedule inspections. Good contractors spend 30-45 minutes checking your roof from the attic and outside. Fast contractors who quote in 10 minutes are guessing.

Get written estimates. Verbal quotes mean nothing when disputes happen.

Compare what's included, not just bottom-line price. That $9,000 bid might exclude $2,500 worth of necessary work.

Week 2-3: Material Selection

Architectural asphalt shingles: What 75% of Richmond chooses. Good value, 25-30 year lifespan, costs $4.50-6.50/sq ft installed.

Standing seam metal: Premium choice. Costs $9-14/sq ft but lasts 50+ years. Energy savings offset some of the premium.

Designer shingles: High-end asphalt that mimics slate or shake. Costs $7-10/sq ft. Makes sense for upscale neighborhoods or if you're staying 20+ years.

Your contractor should explain options without pushing the most expensive one. If they only quote one material, find someone else.

Week 3-4: Contracts and Permits

Read the contract before signing. Sounds obvious. Most people don't.

Must include:

Specific material brands and grades (not just "architectural shingles")
Start and completion dates
Total cost broken down (materials, labor, disposal, permits)
Payment schedule (never 100% upfront)
Warranty details (manufacturer and workmanship)
What happens if they find rotted decking

Permit application: Contractor handles this. Henrico takes 2-5 days. Chesterfield 3-7 days.

Some HOAs require approval too. Check before signing. We've seen projects delayed 3 weeks because homeowner didn't get HOA sign-off.

Week 4-5: Pre-Project Prep

Contractor orders materials. Lead times vary. Asphalt shingles: usually 3-7 days. Metal: 2-4 weeks. Specialty materials: longer.

You prep the property:

Move vehicles out of the driveway. Debris happens. Shingle removal drops granules everywhere.

Cover items in garage if it's attached. Roof demolition creates vibration. Things fall off shelves.

Remove items hanging on exterior walls. We've had siding decorations get damaged during work.

Trim bushes away from house if needed. Crew needs 3-4 feet of clearance to work safely.

Tell neighbors. Noise starts at 7am. Lasts 2-3 days. Courtesy heads-up prevents complaints.

Arrange for pets. Dogs bark at workers. Workers can't leave gates open with dogs loose.

The Work: What You'll Experience

Day 1: Tear-Off (The Loud Part)

Crew arrives 7-7:30am. They're not being rude. Starting early means finishing before weather turns or heat becomes dangerous.

First hour: Setting up. Dumpster positioned. Tarps laid for landscaping protection. Safety equipment checked.

Tear-off begins. This is loud. Sounds like someone's hitting your house with hammers because someone's hitting your house with hammers.

Old shingles get ripped off, tossed into dumpster. Nails pulled. Underlayment removed.

For a typical 2,000 sq ft Richmond home: tear-off takes 4-6 hours with a 3-4 person crew.

Day 1 Afternoon: Decking Inspection

Once old shingles are off, your contractor checks the roof deck.

This is when surprises happen.

"We found soft spots around the chimney" = rotted plywood from old leak = add $800-1,500.

Good contractors anticipated this in their bid. They either included allowance for decking repair or specified price per square foot for replacement.

Bad contractors lowball the bid, then hit you with "unexpected" charges. At this point you're committed. Roof is torn off. You're stuck.

Day 1-2: Installation Begins

New decking goes in where needed.

Drip edge installed at eaves and rakes. This keeps water from getting under shingles at roof edges.

Ice and water shield applied. Code requires it at eaves. Smart contractors also run it up valleys and around chimneys.

Underlayment rolled out. Synthetic underlayment is standard now (better than old felt paper).

Shingle installation starts at eaves, works up. Each row overlaps the one below.

Day 2-3: Finishing Work

Ridge vents installed for attic ventilation. Huge for Richmond summers.

Ridge cap shingles seal the peak.

All flashing work: valleys, chimneys, plumbing vents, exhaust fans.

Cleanup. Magnetic roller picks up nails in driveway and yard. Debris gets swept. Dumpster loaded.

Day 3: Final Inspection

Contractor walks the roof checking details.

You do a walkthrough together. Ask questions now.

County inspector comes (if required by permit). Checks flashing, underlayment, proper installation.

Permit gets signed off. You get final copy for your records.

Timeline for Different Roof Types

Simple asphalt replacement: Most Richmond ranches and colonials: 1-2 days

Complex asphalt replacement: Multiple stories, steep pitch, complex valleys: 2-4 days

Standing seam metal: Field-forming panels, precise measurements: 3-5 days

Tile or slate: Heavy materials, specialized installation: 5-10 days

Add time for:

Weather delays (rain, extreme heat, ice)
Extensive decking rot
Structural issues discovered during work
Material delivery delays

We scheduled a Midlothian replacement for 2 days last June. Found extensive rot in decking. Structural engineer came out (roof sagged slightly). Repair took extra 3 days. Customer wasn't happy about delay but was grateful we caught it before installing new roof over compromised structure.

Best and Worst Times for Richmond Replacements

Best: Late Spring (April-May) Mild weather. Crews work efficiently. Rain is possible but usually short storms.

Best: Fall (September-October) Comfortable temps. Less rain than spring. Hurricane season is a wildcard.

Okay: Early Summer (June) Hot but doable. Afternoon thunderstorms require weather watching.

Tough: Peak Summer (July-August) Heat index hits 105°F. Dangerous for crews. Work starts at 6am, ends by 2pm to avoid worst heat. Some contractors pause roof work during heat warnings.

Challenging: Winter (November-March) Cold temps affect shingle sealing. Shingles can crack in freezing temps. Ice and snow delay work. Some contractors won't install December-February.

What to Expect During Construction

Noise levels: Tear-off is demolition-level loud. Installation is moderate banging. Expect 75-85 decibels (lawnmower level).

Dust and debris: Shingle removal creates dust. It gets everywhere. Close windows. Run air purifiers if you're sensitive.

Vibration: Your whole house shakes during tear-off. Pictures can fall off walls. Dishes rattle.

Worker access: Crew needs bathroom access. Some homeowners offer water/bathroom. Not required but appreciated.

Safety concerns: Keep kids and pets inside. Nails fall. Shingles slide off. Crews are careful but accidents happen.

One Henrico customer ran her errands during Day 1 tear-off. Came home to completed work, no stress. Smart approach.

Common Issues That Extend Timeline

Weather: Rain stops work immediately. Can't install shingles on wet deck.

We've had roofs tarped overnight waiting for weather to clear. Happened twice last spring during that wet April.

Rotted decking: Mentioned this already but it's the #1 timeline killer. What looks fine from below reveals rot during tear-off.

Structural problems: Sagging rafters. Inadequate support. These require structural fixes before roofing continues.

Material delays: Ordered gray shingles, supplier sent brown. Now we wait 4 days for correct color. Rare but happens.

Permit delays: Inspector's booked out 3 days. Can't do final without inspection. Work's done but project isn't closed.

Post-Replacement Care

First month:

Shingles need time to seal. Asphalt shingles have adhesive strips that bond in sunlight and heat. Takes 2-4 weeks.

Don't panic if a few shingles look slightly lifted during this period. They'll seal down.

If shingles blow off during the first month, that's installation error. Call contractor immediately.

First year:

Schedule a post-installation inspection at 6-12 months. Most workmanship warranties include this. Contractor checks flashing, sealing, any issues.

Register your warranty. Manufacturer warranties require registration within 60 days usually. Contractor should handle this but verify.

Ongoing:

Clean gutters twice a year. Clogged gutters overflow, water backs up under shingles.

Trim trees back. Branches rubbing shingles wear them down. Leaves pile up in valleys creating dams.

Check attic after major storms. Catch small leaks before they become big problems.

Real Richmond Example: Colonial in Short Pump

This is a typical replacement from last September:

House: 2,100 sq ft two-story colonial, built 1998 Old roof: Original asphalt shingles, 27 years old Reason for replacement: Insurance non-renewal notice, visible curling, several leaks

Timeline:

Week 1: Got 4 estimates ranging from $11,200 to $17,800
Week 2: Selected contractor, chose GAF Timberline HDZ (Charcoal)
Week 3: Contract signed, permit applied
Week 4: Permit approved, materials ordered
Week 5: Installation scheduled

Installation days:

Monday 7am: Tear-off began
Monday 11am: Tear-off complete, decking inspection revealed $1,200 in rot around chimney and north-facing valleys
Monday 1pm: Homeowner approved decking repair (was within bid allowance)
Monday 2-5pm: Decking replaced, ice/water shield and underlayment started
Tuesday 7am-4pm: Shingle installation, flashing work
Tuesday 4pm: Cleanup, final walkthrough
Wednesday 9am: County inspection (passed)

Challenges: Afternoon thunderstorm Monday delayed work by 90 minutes. Found more rot than expected but was within bid allowance.

Total cost: $14,200 (mid-range bid)

Result: Homeowner got insurance renewed. Roof looks great. Attic ventilation improved significantly (old roof had inadequate ridge vents).

What Makes Projects Go Smoothly

Clear communication: Contractor texts you updates. You respond to questions promptly.

Realistic expectations: Weather delays happen. Decking rot happens. Build buffer into your timeline.

Good contractor selection: Spend time upfront vetting contractors. Saves headaches later.

Proper planning: HOA approval done early. Permits pulled before materials arrive. Neighbors notified.

Flexibility: Your first choice of shingle color is backordered 3 weeks. Second choice looks nearly identical and ships tomorrow.

What Makes Projects Nightmares

Unlicensed contractor: They disappear mid-project. No recourse.

No contract: Verbal agreements mean nothing in disputes.

Paying 100% upfront: Contractor has zero motivation to finish or do quality work.

Skipping permits: Inspector shuts down jobsite. Work stops until permit is pulled and approved.

Poor communication: You can't reach contractor. Don't know when they're showing up. Surprises everywhere.

We hear horror stories from Richmond homeowners who went with the cheapest bid from an unknown contractor. Project that should take 3 days stretches to 3 weeks. Quality is terrible. Contractor ghosts them when they complain.

Bottom Line

Roof replacement isn't complicated. It's just loud, disruptive, and expensive.

Good contractors make it straightforward: clear estimates, reasonable timeline, quality work, proper cleanup.

Bad contractors make it miserable: surprise charges, timeline chaos, shoddy work, vanishing acts.

The difference isn't the work itself. It's who you hire.

Get multiple bids. Check licenses and insurance. Read contracts. Ask questions.

A well-managed replacement takes 1-3 days of noise and disruption, then you're done for 25-50 years depending on material.

A poorly-managed replacement haunts you for years: leaks, warranty fights, repair costs, regret.

Ready to do this right? Call (804) 238-7837 for a detailed estimate that includes everything, explained in plain English. Serving Richmond, Henrico, Chesterfield, and surrounding areas.