How long does an LA composition reroof take?

3–5 days on a 2,000 sqft house.

Composition vs tile — what lasts longer in LA?

Tile 40–50 years vs composition 25–30. Tile costs 2x but lasts a lifetime.

What's roofing cost in SF?

$18K–$28K composition on a 1,800 sqft row house; $35K–$55K tile or metal.

Are there WUI roof requirements in Oakland Hills?

Yes — Class A + ember-resistant venting required.

California Roofing.

Tear-off to deck, replace soft sheathing, new underlayment, reroof in composition, concrete tile, or standing-seam metal. Title 24 cool-roof on every job.

Bay roofing — older homes carry 30–60 years of layered roofs. Full tear-off, rafter inspection, sheathing repair, GAF/CertainTeed/Owens Corning systems.

Los Angeles

$12K – $55K for 2,000 sqft house

Composition $12K–$22K; concrete tile $25K–$40K; metal $40K–$55K.

Timeline — 3–5 days composition; 5–7 days tile; 6–9 days metal.

Los Angeles Roofing →

San Francisco Bay Area

$15K – $65K for 2,000 sqft house

Steep Bay roofs and hard access lift the band 15-25% over LA.

Timeline — 4–6 days composition; 6–8 days tile; 7–10 days metal.

San Francisco Bay Area Roofing →

Scope — what we deliver.

Tear-off to deck
Sheathing repair
Underlayment + ice & water shield
Roofing install
Flashing, vents, gutters

Permits look different in LA vs the Bay.

Los Angeles — permit notes

LADBS permit required for any reroof.
Title 24 cool-roof per climate zone.
Class A fire rating in fire zones.
Existing solar detached + reset.

Bay Area — permit notes

Permit required.
Title 24 cool-roof.
WUI Class A + ember-resistant venting.
SF row-house scaffolding permits.

How we think about roofing.

Exterior work is moisture management, full stop. Roofing, siding, stucco, decks, and concrete all exist to move water away from the building before it has time to soak in. We detail every transition — roof-to-wall, wall-to-deck, deck-to-door — as if it will see a hose test, because in winter it will.

California climates are deceptively hard on exteriors. UV is brutal. Marine air corrodes fasteners. Wildfire embers land on debris in valleys. We default to WUI-compliant materials (Class A roofing, ⅛" mesh vents, ignition-resistant siding) on every exterior job, even where it's not yet required — it's $2–6K extra and it's the difference between a saved house and a lost one.

The schedule, written out.

Week 0
Inspection + scope
Roof + flashing inspection, moisture probe of siding, deck post + ledger check, photo documentation.
Week 1–2
Permits + material procurement
Permit (most cities require for re-roofs, additions, decks > 30" off grade); material delivery scheduled around rain forecast.
Week 2–4
Tear-off + dry-in
Selective demo, sheathing inspection, replace rotted decking, install underlayment + flashing.
Week 4–6
Install
Roof, siding, stucco scratch + brown + finish, deck framing + decking, concrete forms + pour.
Week 6–7
Trim + paint + seal
Trim, paint, sealant on penetrations, deck stain or color.
Week 7–8
Inspection + warranty
Final inspection, manufacturer warranty registration, owner walk.

Materials & assemblies.

Component	Default spec	Why
Roofing	30-yr architectural shingle, standing-seam metal, or single-ply TPO/PVC for low-slope	Standing-seam metal wins lifetime cost in most CA climates.
Underlayment	Synthetic underlayment + peel-and-stick ice-and-water at valleys and penetrations	30-lb felt is no longer the right baseline.
Siding	Fiber cement (Hardie), engineered wood (LP SmartSide), or stucco with weep screed and 2-layer WRB	WRB layering is what controls 90% of stucco failures.
Deck framing	PT lumber for posts, joists, ledger; stainless or coated fasteners; flashing at ledger	Galvanized fasteners on PT lumber corrode in 5 years.
Decking	Composite (Trex, TimberTech), thermally modified hardwood, or kiln-dried IPE with hidden fasteners	Composite is the lowest-maintenance default for CA sun.
Concrete	4000 psi mix, #4 rebar @ 16" o.c., proper expansion + control joints	Cracks come from poor jointing, not from the mix.

Hidden costs we flag up front.

Line item	Range	When it hits
Sheathing replacement	$8–$22/sqft	tear-off reveals rot or delaminated OSB
Deck ledger flashing repair	$1.5K–$6K	ledger was nailed, not bolted with flashing
Stucco crack repair (full re-skim)	$6K–$18K	1980s synthetic stucco has reached end of life
Tree removal / overhead clearance	$1.5K–$8K	roof or wall access requires it
Permit (re-roof + structural)	$300–$2.5K	many cities now require for re-roof + decks

cheaper alternatives

What we'd consider — and what we wouldn't.

Overlay re-roof (shingle over shingle)
30% cheaper but voids most warranties + traps moisture; never on a building you plan to keep.
EIFS over stucco
Better thermal but historically a moisture-management nightmare — only with rainscreen detail.
Pressure-treated decking
60% cheaper than composite but requires re-staining every 2 years to last.

pitfalls — takeover-job patterns

Mistakes to avoid.

Skipping the moisture probe of stucco before scope-of-work — a 'paint job' turns into a $25K re-skim
Mounting a deck ledger to siding without flashing — #1 source of catastrophic deck failure in CA
Not detailing kick-out flashing at roof-to-wall — drives water behind the siding for years
Installing concrete without proper joint spacing — random cracking that no patch will hide

Roofing — Los Angeles.

Roofing — Bay Area.

In short.

How long does an LA composition reroof take?: 3–5 days on a 2,000 sqft house.
Composition vs tile — what lasts longer in LA?: Tile 40–50 years vs composition 25–30. Tile costs 2x but lasts a lifetime.
What's roofing cost in SF?: $18K–$28K composition on a 1,800 sqft row house; $35K–$55K tile or metal.
Are there WUI roof requirements in Oakland Hills?: Yes — Class A + ember-resistant venting required.

More we build.

Got a roofing project in mind?

Send us the address. We'll pull local zoning, setbacks, and roofing feasibility before you spend on drawings.

Start a project →