Roof Replacement in Broken Arrow, OK
You'll know what's wrong up there, and what a new roof on this house has to include, before there's a number attached to any of it. It comes back to you itemized line by line, and it's yours to keep.
Settle repair or replacement on the roof itself.
A roof somebody's already called a replacement isn't always one, and the difference between a repair and a new roof gets settled up on the roof itself. You'll hear which one you've got, and why, before anybody writes an estimate.
A 1985 two-story that came through a May hail night can look untouched from the street. Our roofers walk it slope by slope anyway, because a bruised mat doesn't show from the ground. They give a 2005 build across town the same walk, and Broken Arrow Roofing Co won't let the address change what you hear.
What a Broken Arrow roof replacement includes, layer by layer
Here's what goes back onto a Broken Arrow roof, in the order it goes down. Each layer laps over the one under it, so the order is the whole reason water runs off a roof instead of sitting on it.
- 01Everything old comes off
- Down to bare wood, with nothing left to hide behind
- 02The deck read
- Soft or split sheets come out while the wood's still showing
- 03Ice and water membrane
- Self-sealing, and it grips around every nail driven through it
- 04Synthetic underlayment
- Rolled across the whole deck and lapped so no seam sits open
- 05Drip edge, every edge
- Bent metal that throws runoff clear of the fascia underneath
- 06Flashing at walls and pipes
- New step flashing and new boots, since caulked old ones won't hold
- 07The shingle or metal field
- Fastened to the pattern that material's own warranty requires
- 08Ridge and intake venting
- Balanced both ways so your attic can move air again
- 09Magnet sweep, then a walk
- Yard and beds swept for nails, then the roof walked with you
If something turns up under the old roof that isn't on this list, our roofers show you the open deck and price it with you before a single course goes back over it.
Know the one stage where the number can move.
Three stages, and only the middle one ever has the deck open. That's the one point in the job where the number can still change, because it's the only time anybody can see the wood.
Everything comes off
Every old layer comes off the roof and into the trailer, down to bare sheathing. Nothing stays on the deck to be roofed over, and the layer count goes back to zero at the same time.
The deck, open
This is the only look anybody gets at bare wood, so it's when soft or split sheets come out and new ones go in. If a line on your estimate is going to change, it changes here, in front of you.
Rebuild and sweep
Membrane, underlayment, drip edge, flashing, the field and the venting all go back in that order. Then the yard and the gutters are cleared of nails and your roofer walks the finished roof with you.
When a Broken Arrow roof has passed the repair stage
Plenty of roofs somebody's already called in for a replacement aren't there yet. These are the tells that make our roofers want to get on the ladder and count how many slopes are involved.
- Look for bare black mat: once the granules are gone across more than one slope, that's functional wear, not a cosmetic complaint.
- Track where the leaks land: a second and a third stain in different rooms inside a season means the roof's failing in more than one place.
- Watch the valleys first: valleys take the most concentrated water on a roof, and once they're through on an aging field the rest usually isn't far behind.
- Notice shingles that crack when handled: a field that brittle can't hold a patch, because fixing one course breaks the ones around it.
- Feel for a deck that gives: sheathing that flexes underfoot is a problem in the wood, and new shingles won't fix it.
- Take hail bruising seriously: a fractured mat takes years off a roof everywhere it landed, and it only shows under a hand on the shingle.
- Count the layers already on the roof: Oklahoma caps a roof at two, so there's no third cheap overlay waiting on an older house.
One tell on one slope usually still points at a roof repair. What moves a house into the replacement column is how many slopes are in it, and that's what a free roof inspection settles, whichever way it lands.
What a roof replacement costs in Broken Arrow
A replacement price can't come off a photo or a drive past the house. It gets figured square by square off your own roof, and a square is the hundred square feet roofers count in. That count is where the roofer starts, before anything else on the sheet has a price on it.
From there it's the covering you pick, the pitch, how many old layers have to come off and whatever the decking turns out to be. Architectural asphalt is what most houses here already carry, and impact-rated shingles and standing seam metal step up from it in both life and price, far enough that the step becomes its own decision.
See the ranges by material- The square count off your own footprint
- Pitch, and how walkable the slopes are
- Valleys, dormers and chimneys, each adding flashing
- The covering you pick, asphalt through metal
- Decking sheets that turn out to need swapping
- One old layer coming off, or two
Two building eras, one hail record.
Two things decide what a roof here is up against, and neither is how the house looks. Half the houses in Broken Arrow went up before 1992 and a fifth are 2000s builds, so on most streets the covering isn't the original one.
Over all of it sits one hail record: Tulsa County logged 107 hail reports at an inch or bigger in four years. Age plus that record is why the first question here is how old the covering is.
- 01Rarely the first roof
- On a house built before the mid-90s the roof is rarely the original, so the age that counts is the covering's, and nobody reads it from the curb.
- 02Bruising you can't see
- Hail can fracture the mat without breaking the surface, which is why inch-plus reports matter even when the roof looked fine. What that record can and can't tell you is broken down here.
- 03The two-layer ceiling
- Oklahoma allows two layers and no more, so a house already carrying two is a tear-off to the deck next time.
None of this settles a roof from the ground. It's what your roofer answers on the way up.
Roof replacement questions we hear across Broken Arrow
These are the ones that come up after the decision, when what's left is how the work runs and who signs off on it. The answers describe a Broken Arrow house in general, and no one roof in particular.
Q1Can a new roof go over the old shingles?
Q2What happens if the decking is bad once the old roof comes off?
Q3How does anyone tell a repair from a replacement without getting on the roof?
Q4Does homeowners insurance pay for a replacement?
Get your roof replacement measured and priced
A roofer working Broken Arrow picks this up, by phone or through the form, whichever you'd rather. Nothing has to be decided the day of the estimate, and you can take as long as you want with it.