Roof replacement
Roof replacement in Schaumburg
When the roof is 20-plus years old, on its second or third layer, or losing granules on every slope, patching it is throwing money after a roof that is done. We tear it off to the deck, fix what is under it, and build it back for Schaumburg winters.
What replacement includes here
Every roof replacement Schaumburg IL homeowners get from us is quoted line by line, and these lines are on all of them:
- Tear-off to the deck of every layer up there, with the count stated in the quote. A second layer adds $1–$2 per square foot to remove; a third layer adds more and usually means deck damage below.
- Decking inspection and repair, priced per sheet of 1/2-inch plywood or OSB. Most 1960s–70s Schaumburg roofs have plank decking with gaps that need re-sheeting in spots; we quote a per-sheet rate so the number on the invoice is not a surprise.
- Ice-and-water shield at the eaves to at least 24 inches inside the exterior wall line — on the low-slope Weathersfield ranches that means two courses, 6 feet — plus every valley, around every penetration and along walls.
- Synthetic underlayment on the rest of the deck, not 15-pound felt.
- New drip edge, pipe boots, step and counter flashing. We do not reuse the flashing that failed on the old roof.
- Ventilation calculated for the attic: continuous ridge vent with open soffit intake, or the right number of box vents where there is no ridge to speak of. Half the attics in Schaumburg have soffit vents painted shut or blocked with insulation, and that is why the last roof cooked and the ice dams formed.
- The village permit and the final inspection.
- Haul-away, magnetic nail sweep of the lawn and driveway, and a walk-around with you.
Shingles or metal
Architectural asphalt is the right answer for most homes in Schaumburg. A Class 3 or Class 4 impact-rated architectural shingle with a 130-mph wind rating handles our hail and spring wind better than the 3-tab it replaces, and some insurers discount the premium for Class 4. Cost is $450–$800 per square installed.
Standing-seam metal makes sense on homes you plan to keep 30 years, on low slopes where shingles are marginal, and where ice dams have been chronic — snow slides off a steel roof. Metal roofing Schaumburg-area installs run two to three times the price of asphalt, so a $14,000 shingle roof becomes $30,000–$42,000 in steel. We install it and we will tell you honestly when it is not worth it.
Flat sections. The low-slope roof over a split-level garage or family room gets a membrane, not shingles, and it is quoted on the same estimate. See flat and low-slope roof repair.
What it costs
Residential roofing Schaumburg-wide prices out at $450–$800 per square for asphalt. A 1,500 sq ft Weathersfield ranch with a 22-square roof and one layer to remove is roughly $10,000–$15,000. A two-story in Sheffield Manor with 30 squares, two layers and a steep pitch is $16,000–$22,000. Metal roughly triples the shingle figure. Roof replacement cost Schaumburg homeowners are quoted varies most on layers, pitch, decking and shingle grade — the cost page has the tables, and the 2026 replacement cost post walks through three real house sizes. Roof financing Schaumburg homeowners ask about is available through the shingle manufacturers' programs; we will point you at the options without pushing one.
Replacement day
The crew arrives around 7. Tarps go over the landscaping and the driveway, plywood over the AC condenser. Tear-off takes the morning on a ranch; the deck is inspected and any soft sheets replaced before underlayment goes down. Ice-and-water at eaves and valleys, synthetic underlayment, drip edge, then shingles, flashing and the ridge vent. Most Schaumburg ranches and split-levels are done by late afternoon; two-story hips and cut-up roofs run into a second day. We sweep the lawn with a magnet twice.
Two layers, three layers
Illinois follows the International Residential Code limit: two layers of asphalt shingles maximum. If your roof already has two, the next one is a full tear-off by law, and any roofer offering to lay a third is offering something the village inspector will fail. If it has one, a roof-over is legal but we rarely recommend it here — it traps heat, hides rotten decking, and cuts the life of the new shingles. Almost every roof we replace in Schaumburg that has two layers has some rotten decking under the second one, because nobody looked when it went on.
The license and the contract
Illinois requires our state roofing license number on the contract and every estimate. It is there. The contract also spells out the shingle, the underlayment, the ice-and-water coverage, the ventilation, the decking rate and the permit. If a competing quote is missing those lines, ask why before comparing the total. Questions to ask before you hire has the full list.
Other roofing services
Roof Repair
Leaks at chimneys, pipe boots, valleys and skylights, wind-lifted shingles and ice dam damage — found from the attic, fixed in a morning, priced in writing.
Roof Repair →Storm Damage & Insurance Claims
Hail, straight-line wind and ice damage inspected and documented for your adjuster, tarped if needed, and repaired properly. No door-knocking, no deductible games.
Storm Damage & Insurance Claims →Roof Inspection
A walk on the roof and a look in the attic, with photos and a written report that says repair, replace or leave it alone — for buyers, sellers, storms and old roofs.
Roof Inspection →Flat & Low-Slope Roofs
The low-slope section over the garage or family room on a split-level. EPDM rubber, TPO and modified bitumen — repaired or replaced, and flashed properly where it meets the shingles.
Flat & Low-Slope Roofs →Questions we get asked
How long does a roof replacement take in Schaumburg?
One day for most ranches and split-levels — tear-off in the morning, new roof on by late afternoon. Two-story homes with hips, dormers and multiple valleys often run into a second day. We do not start a tear-off if rain is forecast for the afternoon; a deck open to a thunderstorm is worse than a week's delay.
Do I need a permit to replace my roof in Schaumburg?
Yes. The Village of Schaumburg requires a permit for a re-roof, and the surrounding villages do the same; unincorporated parts of Cook County go through the county. We pull it and schedule the inspection as part of the job. A roofer who suggests skipping the permit is saving a small fee and leaving you with a roof that has never been inspected.
Should I get Class 4 impact-resistant shingles?
In Schaumburg, usually yes. Class 4 architectural shingles cost 10–20% more than standard and hold up noticeably better in hail. Several Illinois insurers discount the wind-and-hail portion of the premium for them, which can pay the difference back in a few years. Ask your agent before you decide.
Can you replace the flat part of the roof at the same time?
Yes, and it should be done together. The transition where the pitched roof meets the low-slope section over a split-level garage is where most of those houses leak. We membrane the flat section and flash the transition in one job, so there is one warranty and no seam between two contractors' work.
Need roof work in Schaumburg?
Call for a free estimate. Mon–Sat 7am–7pm.