The 25-Year Problem Along Route 70
Most of the roofing work we do in this part of Burlington County comes down to timing. The developments that went up in the late ’80s and ’90s (Marlton Lakes, The Glen, Indian Springs, and a dozen smaller communities off the Route 70 corridor) are all hitting that 25-to-30-year window where the original roof gives out. Not catastrophically, usually. You’ll notice granules collecting in the gutters, shingles that have started to cup or curl at the edges, and maybe a small leak that only shows up during a hard rain from a specific direction.
The builder-grade shingles installed on most of these homes were rated for 25 years under ideal conditions. South Jersey’s freeze-thaw cycling, summer humidity, and occasional hurricane remnants don’t qualify as ideal. We pull a lot of roofs in these developments where the shingles are technically 22 or 23 years old but performing like they’re 30.
What we find underneath varies. The plywood decking on homes from this era is usually in decent condition because the original builders used reasonable materials. The problem spots are around plumbing vents and bath exhaust penetrations where moisture has been getting in for years. On maybe one in six jobs, we’re replacing a few sheets of decking (at about $50–$100 per sheet, material and labor).
One thing specific to these planned developments: the houses are close together, which means debris from your neighbor’s trees lands on your roof even if your own lot is clear. Valleys fill up with leaves, ice backs up in those valleys in winter, and that accelerates wear in the one area where your roof is most vulnerable.
Cost Context
A typical replacement in this area runs $10,500 to $15,500 for a standard two-story colonial or contemporary (2,000 to 2,400 sq ft of roof area) with GAF Timberline HDZ architectural shingles. Simpler ranch-style rooflines come in lower. Homes with multiple dormers, skylights, or complex hip-and-valley configurations push toward the higher end.
These numbers assume one existing layer to tear off and minimal decking repair. A second layer (which we see sometimes on homes that were re-roofed in the early 2000s with a lay-over instead of a tear-off) adds to the removal cost.
Our full cost breakdown guide goes into the specific factors that move the price. The material costs and labor factors apply here, though Burlington County permit fees differ from what’s listed for Delaware.
Financing available at $99/month for qualified homeowners.
HOA Architectural Requirements
This is the part that’s unique to working in planned communities, and it’s worth understanding before you start getting quotes.
Many of the HOA-governed neighborhoods require architectural review board approval before you can replace a roof. Some only care about shingle color (it has to match or complement the existing neighborhood palette). Others have a specific list of approved manufacturers or product lines. A few require you to submit the contractor’s insurance and license documentation along with the application.
The approval timeline varies. Some boards meet monthly, which means if you miss the window, you’re waiting four weeks before you can schedule work. We’ve seen homeowners get three quotes, pick a contractor, then find out they need HOA approval that takes six weeks. Plan ahead.
We deal with HOA requirements regularly and can tell you during the estimate visit whether your community typically has restrictions. If they do, we’ll help you put together whatever the board needs.
The flip side: these requirements exist because the neighborhood collectively doesn’t want someone installing bright red shingles on a street of earth tones. Fair enough.
Burlington County Permits
Evesham Township requires a building permit for roof replacement. You apply through the township’s Construction Office on Tomlinson Mill Road. Residential roofing permits run around $100–$175. They require a final inspection after the job is complete.
Burlington County’s code enforcement has been more active in recent years about checking that ice and water shield is properly installed at eaves and in valleys. This is code everywhere, but some municipalities don’t verify it during inspection. Evesham does. We install it on every job regardless, but it’s worth knowing your inspector will check.
We handle the permit and inspection scheduling.
Services
Full roof replacement, storm damage repair, leak repair, roof inspections (pre-sale, maintenance), flat/low-slope roofing, gutter systems, and ventilation assessment.
Frequently Asked Questions
Can I just re-roof over my existing shingles instead of tearing off?
Technically the code allows a second layer in some cases, but we don’t recommend it. Laying new shingles over old ones hides whatever’s happening with the decking underneath, voids some warranty options, and adds weight to the structure. We’ve torn off plenty of lay-overs in this area and found rot that had been getting worse for years under that second layer. The tear-off adds cost upfront but protects you long-term.
How do I know if my roof needs replacing or just repair?
Age is the biggest factor. If it’s 20+ years old and you’re seeing granule loss, curling, or any interior signs of moisture, you’re probably looking at replacement. If you have localized damage from a storm or a failed flashing on an otherwise sound roof, repair makes more sense. We’ll tell you which one applies. There’s no benefit to us selling you a full replacement when a $600 repair handles the problem.
What’s the timeline from estimate to completion?
Usually two to three weeks during our busy season (spring through fall), faster in winter. The estimate visit itself takes about 45 minutes. If HOA approval is needed, add whatever their review cycle requires.
Yes. We work with your adjuster, document damage, and make sure the claim scope matches what needs fixing.
Nearby Areas We Serve
Mount Laurel, Voorhees, Cherry Hill, Moorestown, Medford, and throughout Burlington and Camden Counties.
See our South Jersey roofing page for full service area coverage.
Get a Free Estimate
Call or use the form. We’ll schedule a time to come out, look at the roof, and give you a straight answer on what it needs and what it costs.
Phone: (855) 556-6337
