Roof Replacement in South Lake Tahoe
When repairs are no longer worth it: full tear-off, deck inspection, permits, and a new metal or shingle roof built for the South Shore, with a written estimate before any work starts.
How do I know it's time to replace instead of repair?
Replace when the roof is failing everywhere at once rather than in one spot. A shingle roof that is 20-plus years old in Tahoe, losing granules across whole slopes and growing ice dams every winter is at the end of its life; patching one leak buys a season, not a decade. The same goes for metal roofs with widespread fastener failure or rusted panels, and flat roofs with wet insulation under the membrane. If you are on your second or third repair in a few years, the math usually favors replacement. We say this plainly at the inspection either way: if a repair is the honest answer, that is what we will quote.
What does a full roof replacement include?
Everything from the old roof going off to the last flashing going on. We strip the existing material to the deck, then inspect every sheet of sheathing and replace anything soft, delaminated or rotten, which on older cabins is common at the eaves where ice dams have been working for years. New ice-and-water shield and synthetic underlayment go down, then the roof covering you chose: architectural shingle or standing seam metal are the two we recommend most for Tahoe. All flashing is new, ventilation is corrected if the attic has been starving, and we handle the building permit and inspection with the City of South Lake Tahoe or El Dorado County. The site is protected with tarps, the landscaping is covered, and every nail is swept up with a magnet.
Metal or shingle for the new roof?
Standing seam metal sheds snow, resists embers and lasts roughly twice as long, at a higher price. Architectural shingle costs less, is simpler to repair, and gives a solid 20-plus years when installed with proper underlayment and ventilation. Pitch, exposure, shading, budget and how long you plan to own the home all matter. Our metal roofing and shingle roofing pages go into the details; at the inspection we will recommend one and explain why.
Timing a replacement in Tahoe
The working season runs from late spring through fall, and the calendar fills up. If your roof struggled last winter, the best time to get an estimate is now, so the work can be scheduled before the first storms. If a roof fails mid-winter we can tarp and secure it until a replacement is possible.
What goes into the new roof
Roof deck
Any damaged OSB or plywood sheathing is replaced before the new roof goes on. We price sheathing per sheet on the estimate so there are no surprises.
Ice-and-water shield
Self-adhering membrane at eaves, valleys, sidewalls and every penetration, where Tahoe roofs actually fail.
Synthetic underlayment
Full-deck synthetic underlayment for a second line of defense that will not wrinkle, tear or absorb water.
Standing seam metal
Concealed-fastener panels in Kynar-type finishes for maximum snow shedding and service life.
Architectural shingles
Class A dimensional shingles with matching hip-and-ridge caps and starter strip.
Flashing and ventilation
New step, counter and valley flashing, drip edge, ridge and intake vents so the attic stays cold and dry.
Signs you need a new roof, not a patch
- The roof is 20+ years old and showing wear on every slope
- Granule loss, curling or cracking across large areas
- Ice dams and interior leaks return every winter despite repairs
- Sagging or spongy areas on the deck
- Rusted or loose panels and failed fasteners across a metal roof
- Multiple layers of old roofing already on the house
- You are getting ready to sell or refinance and the roof is flagged
How it works
Free inspection
We inspect the roof, attic and deck, photograph the problems and tell you whether replacement is really needed.
Written estimate
Metal vs. shingle options, sheathing allowance, permit and cleanup all itemized.
Install
Permit pulled, tear-off, deck repair, underlayment and new roof, usually completed within a week.
Walk-through
Final inspection with you, city or county sign-off, and warranty paperwork.
From our recent work
Questions we hear most
How long does a roof replacement take?
Most residential roofs are torn off and re-roofed within a few days once materials are on site; larger or steeper roofs and metal installations can take longer. We give you a schedule with the estimate and we do not leave a roof open overnight.
Do you pull the permit?
Yes. We handle the permit and the final inspection with the City of South Lake Tahoe or El Dorado County as part of the job.
What happens if you find rotten decking?
We replace it. The estimate lists a per-sheet price for sheathing so you know the cost before we start; we photograph anything we replace so you can see why.
Should I replace before I sell my house?
A failing roof shows up in every inspection report and becomes a negotiation. A new roof with transferable manufacturer warranty paperwork removes that. We can also provide a written roof condition summary if you only need to document repairs.
Ready for a roof that's built for Tahoe?
Get a free inspection and written estimate. Call (530) 314-1913 or send us a message.