Roof Repair in Morris County, NJ

A roof in Jefferson, Rockaway Township or Mount Olive faces far more snow and ice than one in Morristown or Madison, and it should be built and maintained with that in mind. Morris County rises from about river level near Long Hill and Chatham into the Highlands, which the state climatologist describes as part of a northern zone with 40 to 50 inches of yearly snowfall and elevations up to 1,800 feet. The October 29, 2011 storm showed the difference: 17.0 inches at Lake Hopatcong and 16.4 at Rockaway, but 4.6 inches in Morristown. In March 2018, Jefferson recorded 44.3 inches for the month.

That changes what a roof needs. In the Highlands, we recommend ice and water shield from the eave to at least 24 inches inside the warm wall line and in all valleys, extended further on low-pitch roofs. Attic ventilation should be balanced, with soffit intake and ridge exhaust, and the ceiling should be air sealed so house heat stays out of the attic. Gutters need heavy-duty hangers set into rafter tails, and snow guards make sense on metal and slate where sliding snow could hit walks, decks or lower roofs.

In the lower eastern towns, freeze-thaw cycles do more damage than deep snow. Water gets into old chimney mortar, cracked pipe boots and loose flashing, then freezes and opens the gap further. In both places, the repair has to match the conditions. A patch that works in Florham Park may not last a winter in Jefferson if the ice dam cause is not fixed.

Most historic slate in Morris County can be repaired for many more years if the valleys, flashing and fasteners are rebuilt correctly. Morristown, Madison, Chatham Borough, Mendham Borough, Chester Borough and Boonton have Victorians, Queen Annes, Colonial Revivals and churches with slate, copper valleys, box gutters and tall chimneys. When these roofs leak, the cause is usually rusted or worn valleys, failed chimney flashing, deteriorated box gutter linings, or old repairs made with roofing cement and face nails.

A proper repair uses matching slate of the same size, thickness and color, fastened with copper nails or slate hooks. We avoid walking on slate, working instead from hook ladders and staging. Copper valleys and chimney flashing are rebuilt with soldered or locked seams where needed, and box gutters are relined with copper or a compatible membrane. Snow guards help on steep slate roofs that shed snow onto porches and entries.

When a slate roof is truly worn out, many slates are soft, flaking, cracked or missing. Then the choice is new natural slate, at about $31 to $40 per square foot installed, synthetic slate, or architectural asphalt. If your home is in a historic district or is a landmark, check with the local commission first. Madison’s ordinance, for example, requires a certificate of historic review for exterior changes in its Bottle Hill and Civic Commercial districts, though its recommendations on exterior work are advisory. Morristown, Morris Township, Boonton, Harding, Washington Township and Montville also have commissions. Our slate roof repair in Morris County service starts with a slate-by-slate condition report.

On a Morris colonial built between the 1970s and 1990s, repair a single leak on a roof under about 18 years old, and plan a replacement when the roof is past 20 years, losing granules or leaking in several places. Morris County’s median home was built in 1971, so many colonials in Randolph, Mount Olive, Roxbury, Montville and Washington Township are now on their second roof, often installed in the 2000s.

The common leak sources on these houses are predictable: step flashing where the front porch roof or garage roof meets the main wall, skylights installed in the 1980s and 1990s whose flashing kits have aged out, cracked rubber pipe boots, and ice dams at the eaves where original attic ventilation was weak. Each can usually be fixed in a single visit for $250 to $1,500, depending on the problem.

Replacement makes more sense when the shingles are curling or cracking across several slopes, granules are washing into gutters, the attic shows widespread staining or soft deck boards, or there are already two layers. A replacement is also the best time to upgrade for Morris winters: full ice and water shield at eaves and valleys, balanced ventilation, new drip edge, new flashing at every wall and penetration, and new skylight flashing kits or replacement of old skylights. A typical New Jersey replacement runs about $8,500 to $17,000, more for large two-story colonials or steep roofs. Our inspection photos show each slope and the attic so you can see the condition yourself.

Morris County lake homes need roofs that handle snow, shade and moisture, and many converted cottages need attic work along with roofing to stop recurring ice dams. Lake Hopatcong, Budd Lake, Mountain Lakes, Lake Parsippany, White Meadow Lake, Lake Telemark, Indian Lake and many smaller lake communities started as summer colonies. Many cottages were later winterized with additions, low-pitch roofs, cathedral ceilings and small attics that leave little room for insulation and ventilation.

Those details, combined with the Highlands’ heavy snow, make ice dams the top lake-home problem. Shade from tall trees keeps roofs damp, which feeds moss and algae, and leaves pile up in valleys and gutters. Lake breezes also find loose shingles. Access can be tricky: narrow lake roads, steep lots, limited parking and dumpster restrictions in some lake associations.

A durable fix starts on the roof with ice and water shield at eaves and valleys, good drip edge and properly sized gutters. In the attic, air seal the ceiling around lights, hatches and plumbing, add insulation where possible, and make sure ventilation moves air from soffit to ridge. On cathedral ceilings with no vent space, options include a vented over-roof or rigid insulation added on top of the deck at reroof time. Many lake associations have their own rules on contractor access, work hours and materials, so check before work starts. We quote roof work and attic corrections separately so you can see what each part costs.

On Mountain Lakes’ stucco Hapgood houses, the leak is often where the roof meets the stucco wall, and a lasting repair needs flashing that works with the stucco. Mountain Lakes was developed starting in 1910 as a planned year-round lake community, and about 600 stucco houses were built by 1923, influenced by the Arts and Crafts movement. The borough became a National Register historic district in 2005, covering 1,397 acres.

These homes have broad roofs, deep overhangs, dormers and porches tied into stucco walls. Where a dormer, porch or lower roof meets stucco, the original or replacement flashing often relies on caulk or surface-mounted metal, which fails as the stucco expands, contracts and cracks. Water then gets behind the stucco and into framing. A proper repair opens a band of stucco above the roof line, installs step flashing and a counter flashing or a kick-out flashing at the end of the wall, and patches the stucco to match texture and color.

Many Hapgoods also sit under tall trees around the borough’s lakes, so moss and leaf load in valleys are common. Some have had several roof replacements, and the number of layers matters because NJ code allows only two. Mountain Lakes has a historic preservation committee; ask the borough whether any review applies to your property before visible changes. We document roof-to-wall conditions with photos so you can see what is happening behind the trim.

Choose a Morris County roofer who is registered with New Jersey, insured, gives a written itemized contract, and understands the roof you have, whether that is historic slate, a lake cottage or a 1980s colonial. Every New Jersey home improvement contractor must register with the Division of Consumer Affairs; the registration number starts with 13VH. Look it up at newjersey.mylicense.com. Registration requires at least $500,000 in commercial general liability insurance, and you should ask for a certificate sent directly from the agent.

Under N.J.S.A. 56:8-151, your contract must be written and signed, with the contractor’s legal name, business address and registration number, the total price and a copy of the insurance certificate. You have three business days to cancel. After big storms like the 2011 October snow or the March 2018 nor’easters, storm chasers often arrive offering fast work and asking for big deposits; take your time.

Ask questions that fit your house. For a Highlands home: how will you stop ice dams and what ice and water shield coverage will you install? For historic slate: will you use matching slate and copper fasteners, and have you worked with local historic review? For a colonial: how will you flash the porch and garage walls and the skylights? For a lake home: how will you handle access and association rules? Ask about the workmanship warranty. Ours is 2 years on repairs and 10 years on full replacements, in writing.