Types of Roof Replacement in Southfield
Full Tear-Off Replacement
A full tear-off takes every layer down to the deck. With the deck bare, the crew can walk it, find the soft spots and replace rotted plywood before anything new goes down. It's also the only way to get an ice barrier bonded to the wood itself rather than to old shingles. HomeGuide puts the removal labor alone at $1 to $3 per square foot for shingles. Two layers cost more to strip than one, and the dumpster fills faster.
Re-Roof Over One Existing Layer
A re-roof (overlay) nails new shingles over the old ones. It's allowed only when the house has one layer now, because Michigan's building code caps a roof at two. Michigan's residential code also rules it out where the existing roof is water-soaked or too deteriorated to serve as a base. The City of Southfield still requires a building permit for an overlay. In our view, it saves the tear-off cost, but nobody sees the deck, and HomeGuide notes that a roof-over shortens the new roof's life. It only makes sense on a flat, dry, single-layer roof.
Partial and Section Replacement
Sometimes one slope fails before the rest: the south face that takes the most sun, or the back slope under a tree. Replacing just that section costs $350 to $1,000 per square in HomeGuide's repair guide. Matching is the problem. A ten-year-old shingle color is rarely still made exactly, so expect a visible line at the ridge or hip. If the other slopes are near the end of their life anyway, ask for a price on the whole roof next to the section price.
Replacement After a Storm Insurance Claim
When a storm takes out enough of a roof, the claim can turn into a full replacement. Michigan DIFS tells homeowners to document the damage with photos, tarp to prevent more harm, and hold off on permanent repairs until the insurer inspects or says to go ahead. What the policy pays for is between you and your insurer, and HomeGuide notes that policies don't cover normal wear from age. The contractor's part is photos and a written scope the adjuster can check line by line. For the inspection side, see storm damage roof repair.
Material Upgrade at Replacement
A replacement is the one time switching materials is simple, since the old roof is coming off anyway. The common move here is asphalt to standing seam metal. In the 2025 Cost vs Value report for the Detroit market, a 3,000 sq ft metal replacement runs $57,107 against $33,692 for asphalt. InterNACHI puts metal at 40 to 80 years versus about 30 for architectural shingles. Whether that trade pays depends on how long you plan to stay. See metal roofing for the panel types.
Why Southfield homeowners call Southfield Elite Roofing
- Free roof inspection
- Written scope and price before work starts
- One local roofing contractor per request
- Southfield homes and buildings only
- No fee for homeowners
Roof Replacement Process, Step by Step
- 1
Inspection and Measurement
The contractor checks the roof and the attic, counts the existing layers and measures the roof in squares (one square is 100 square feet). Attic stains and soft deck spots get noted here, before the price is set.
- 2
Written Scope and Permit
You get the scope in writing: tear-off or overlay, materials, per-sheet decking price, flashing and vents. The City of Southfield requires a building permit for every re-roof.
- 3
Tear-Off and Deck Repair
Old shingles, felt and rusted flashing come off. Michigan's residential code says rusted, damaged or deteriorated vent flashing, metal edging and counter flashing can't be reinstalled, so those get replaced too.
- 4
Drip Edge, Ice Barrier and Underlayment
Metal drip edge goes on at the eaves and rakes. The ICC's code text calls for pieces overlapped at least 2 inches, extending at least 1/4 inch below the sheathing, nailed no more than 12 inches apart. The ice barrier runs from the eave to at least 24 inches inside the exterior wall line, with underlayment over the rest of the deck.
- 5
Shingles, Flashing and Ventilation
Shingles go on with roofing nails of at least 12-gauge shank and a 3/8-inch head, long enough to reach 3/4 inch into the deck, per Michigan's residential code. New step flashing, pipe boots and ridge vent follow.
- 6
Cleanup and Walkthrough
A magnet sweep for nails across the lawn and driveway belongs in the scope, followed by a walkthrough of the finished roof with you.
Roof Replacement Cost in Southfield
Cost here comes down to squares times spec. HomeGuide's architectural shingle figure of $4 to $6 per square foot installed works out to $8,000 to $12,000 for a 20-square roof (our arithmetic), before extra layers or decking. Its Michigan average for a new roof is $6,400 to $17,900. These are estimates, not quotes.
Things that push a Southfield job up:
Second layer
Two layers to remove cost more labor and disposal than one.Decking
$2 to $5 per square foot installed, per HomeGuide, for each sheet that's replaced.Pitch and height
Steep or two-story roofs mean more safety setup and slower work.Penetrations
Chimneys, skylights and extra vents each need their own flashing.Material
Metal at $5 to $16 per square foot installed sits well above asphalt.
Ask whether the contractor offers financing if you need it, and get it in writing with the scope.
Things to Know About Replacing a Roof on an Older Southfield House
Southfield's median home was built in 1969, per the Census Bureau's 2024 American Community Survey, and roughly seven in ten housing units date from 1950 through 1979. Houses from that era often have board (plank) decking under the shingles, sometimes with gaps between the boards, and an attic with little or no soffit intake. Both show up only during a tear-off or an attic check. That's why a written per-sheet decking price and an attic ventilation plan belong in the quote, not in a change order on day two.
The Detroit-area winter, about 45 inches of snow in an average season by NWS normals, is the reason the eave ice barrier and drip edge get so much attention in the steps above. They're the parts that deal with meltwater backing up at the cold edge of the roof.