Arlington Heights Roof Replacement, Scoped to the Village Checklist

Arlington Heights roof replacement scope by house type

The same square footage of roof can need very different work depending on the house underneath it:

• Postwar brick ranch. Usually a simple hip or gable with one or two layers to remove. The surprises are under the shingles: board decking with gaps, and a back-porch roof too flat for shingles that needs a membrane instead.
• Cape Cod with a finished upstairs. Steeper, with dormers and short eaves over heated rooms. The scope should include ice barrier well up the slope, dormer step flashing replaced, and a plan for venting the sloped ceilings, or the new roof will ice up like the old one.
• Split-level or bi-level. Several roof sections at different heights, each with its own wall flashing. Counting those transitions matters as much as counting squares.
• Newer infill two-story. High, steep and cut up with valleys, so most of the cost is staging, safety equipment and labor rather than shingles. Skylights are often due for replacement at the same time.

Working through the village re-roof checklist

Arlington Heights publishes a re-roof checklist for single-family homes, revised in October 2025. On our jobs it translates into a fixed sequence:

1. Licensing first. The roofer must hold an Arlington Heights contractor license and an Illinois roofing license, and a copy of the state license goes in with the permit application.
2. Code basis. The checklist applies the 2018 International Residential Code as amended locally, including the village’s amendments to the roof-covering section.
3. Ventilation. Roof and attic ventilation is checked against Section R806, so intake and exhaust are part of the scope, not an afterthought.
4. Underlayment and ice barrier. Underlayment follows Section 905.1, and the checklist calls for ice and water shield, including on roof extensions.
5. Skylights. If skylights are part of the job, their specifications are submitted with the permit.
6. Debris and dumpster. Debris is contained and removed promptly, and the dumpster sits on private property.
7. Completion. When the roof is finished, a completion form confirming code conformance goes back to the village.

Board decking and two-layer tear-offs on older homes

Many Arlington Heights houses built before the 1960s were sheathed with boards rather than plywood. Board decking is not a problem by itself, but gaps between the boards, split boards and old nail holes can leave too little solid wood for modern shingle nails. When the gaps are wide or the boards are damaged, the fix is a layer of new plywood or OSB over the existing boards, fastened to the rafters.

Older homes also tend to carry two layers of shingles from an earlier overlay. Building codes based on the IRC do not allow a third layer, and a roof with two layers must be stripped to the deck. We price both possibilities in the estimate, a per-sheet price for replacement decking and a separate line for full re-sheathing if the boards fail, and we photograph the deck before you approve any change.

What moves the price of an Arlington Heights replacement

The reference house in our price assumptions, a two-story home on a 2,000-square-foot footprint roofed in architectural shingles, comes to about $16,400–$24,300. Arlington Heights jobs move up or down from there for reasons specific to the housing:

• Layers to remove. Two layers mean more labor and more disposal weight than one.
• Decking. Board-sheathed houses may need full re-sheathing; plywood houses usually need only a few sheets.
• Pitch and height. Steep Cape Cod dormers and tall infill homes need more staging and slower work.
• Ventilation fixes. Adding soffit intake or venting sloped ceilings is extra carpentry, priced separately.
• Shingle line. Standard architectural shingles, impact-resistant shingles and designer lines sit at different price points.

To see how those factors interact for your house, try the roof cost calculator; it shows every assumption, and our price assumptions were last reviewed November 5, 2026.

Timing a replacement on an Arlington Heights block

Spring and early summer fill quickly after any hail or windstorm, so booking a planned replacement for late summer or early fall often means an easier schedule. Late-season work is fine too, with one adjustment: shingle seal strips need warmth to bond, so on cold days we hand-seal tabs at the edges and ridges rather than waiting for the sun to do it.

Narrow lots near downtown take some planning. Because the dumpster has to stay on private property, we size it to fit your driveway, protect the surface with boards, and keep the parkway and sidewalk clear. Neighbors on shared driveways get a heads-up before the first day. For the wider picture of roofs, storms and village rules in town, see our Arlington Heights page.

Arlington Heights Roof Replacement, Scoped to the Village Checklist: questions

Can the dumpster for my Arlington Heights roof go on the street?

The village’s re-roof checklist calls for the dumpster to sit on private property, so plan on your driveway. We pick a size that fits, lay boards under it to protect the pavement, and remove it as soon as cleanup is done.

My 1950s ranch has wood board decking. Does all of it have to be replaced?

Not always. If the boards are sound and tight, we may only replace damaged pieces. If the gaps are wide or many boards are split, we cover the whole deck with new plywood or OSB. We show you photos from the tear-off before any re-sheathing is added to the bill.

Is an impact-resistant shingle worth it on an Arlington Heights home?

It can be. Class 4 impact-rated shingles hold up better to hail, and some insurers offer a premium credit for them. Ask your agent whether yours does, then compare that credit with the price difference on your estimate.