Roof replacement in Schaumburg

Roof replacement, Schaumburg IL: the lines every quote should have

A good quote is line by line, and these lines belong 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. Many 1960s–70s Schaumburg roofs have plank decking with gaps that need re-sheeting in spots; a per-sheet rate means 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 often means two courses, about 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. Old flashing that failed on the old roof shouldn't be reused.
• 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. Many Schaumburg attics have soffit vents painted shut or blocked with insulation, and that is often why the last roof cooked and the ice dams formed.
• The permit and final inspection. Check with the Village of Schaumburg (or your village's building department, or Cook County for an unincorporated address) whether the job needs a permit and an inspection; most roofers pull it as part of the job.
• Haul-away, a magnetic nail sweep of the lawn and driveway, and a walk-around with you.

A roof installation in Schaumburg, IL is only as good as the tear-off and deck repair under it, which is why those lines matter more than the shingle brand.

Shingles or metal

Architectural asphalt is the right answer for most homes in Schaumburg. A Class 3 or Class 4 impact-rated architectural shingle — many carry a 130-mph wind rating — handles our hail and spring wind better than the 3-tab it replaces. Some insurers discount the wind/hail portion of the premium for Class 4 shingles; ask your agent before you decide. 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 usually runs two to three times the price of asphalt, so a $14,000 shingle roof becomes $30,000–$42,000 in steel. A good roofer 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 should be quoted on the same estimate. See flat and low-slope roof repair.

What it costs

Residential roofing: Schaumburg prices run $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–$16,000. 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. What moves a quote most is layers, pitch, decking and shingle grade — the cost page has the tables, and the 2026 replacement cost post walks through three real house sizes. If you are considering financing, compare the rate and terms like any other loan before you sign.

Replacement day

Crews usually arrive early. 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 crews finish a Schaumburg ranch or split-level in a day; two-story hips and cut-up roofs run into a second day. Ask for a magnet sweep of the lawn and drive before the crew leaves.

Two layers or three

Local codes generally cap asphalt roofs at two layers; your village building department confirms the rule for your address. If your roof already has two, plan on a full tear-off, and be wary of any roofer offering to lay a third. If it has one, a roof-over may be allowed, but it is rarely the better choice here — it traps heat, can hide rotten decking and cuts the life of the new shingles. A second layer often hides rotten decking, because nobody looked when it went on.

What the contract should say

Ask for the roofer's state license number on the paper and look it up on the IDFPR license search. We only use roofers licensed by the Illinois Department of Financial and Professional Regulation — ask for their state license number. The contract should spell out the shingle, the underlayment, the ice-and-water coverage, the ventilation, the decking rate and the permit. Illinois has consumer rules for home-repair contracts (a written contract, a consumer-rights pamphlet, cancellation rights on some contracts) — check the current rules with the Illinois Attorney General's office or an attorney before you sign. If a competing quote is missing those lines, ask why before comparing the total. Questions to ask before you hire has the full list.

Common mistakes when replacing a roof

• Choosing on the total alone. The lowest number is often the one missing the decking rate or the second course of ice-and-water shield.
• Skipping the attic. A new roof over a hot, damp attic ages early and still gets ice dams. Ask what the ventilation plan is and whether the soffits will be opened.
• Forgetting the gutters. If they are sagging or pulling off the fascia, it is easier to deal with them while the drip edge is off. Ask for that as its own line.
• Not registering the warranty. Many shingle makers require registration for the full term. Ask whether the roofer does it, and keep the paperwork with your house records.
• Signing on the first visit. A fair price is still fair next week. Take the quote, compare it, and call back with questions.