Roofing in Bloomingdale’s Subdivisions and Townhome Communities

Bloomingdale roofing when the second roof wears out

A subdivision built in the 1980s has usually been re-roofed once already, often in a hurry after a hailstorm, and sometimes with the second layer nailed straight over the first. When those roofs come due again, the tear-off tells the story: two layers to remove, decking that has been nailed through twice, and vent and flashing details that were reused instead of replaced.

We price for that honestly. The estimate states how many layers we expect, includes a per-sheet decking price, and lists every piece of metal and every vent as new. If the attic shows signs of trapped moisture, such as frost on the nails in winter or dark staining on the sheathing, we correct the intake and exhaust balance as part of the job rather than as an upsell.

Vaulted ceilings, skylights and the leaks they bring

Cathedral ceilings in great rooms and primary bedrooms were a selling point in the 1980s and 1990s. Above them there is often no attic at all, just a rafter bay packed with insulation and little or no ventilation space. Heat moves straight into the roof deck, which shortens shingle life and encourages ice along the eaves below.

Skylights of the same era are now well past their design life. Their seals fog, their curbs rot, and their original flashing kits were not built for a second re-roof. In most cases we recommend replacing an old skylight during the roof replacement rather than flashing new shingles around an aging unit, or removing it and decking over the opening if the room does not need it.

Five questions for Bloomingdale townhome boards before re-roofing

1. What is the condition of each building, separately? Exposure differs, and the south-facing rows usually age first.
2. Which repairs are urgent, and which can wait for replacement? A ranked list keeps reserve money from being spent twice.
3. Can the work be phased? Pricing per building lets the board spread the project over two or three seasons.
4. Does the bid match our architectural standards? We quote only the colors and product lines the association has approved, with spec sheets attached.
5. How will residents be notified and protected? Parking, dumpsters and daily cleanup should be settled before anyone signs.

Our roof inspection for a board and its management company ends in a written report, with dated photos, that answers each of those questions.

Wind across Bloomingdale’s open, lightly wooded subdivisions

Many Bloomingdale subdivisions were laid out on open farmland, and even decades later the tree canopy is thinner than in the older railroad towns to the east. Fewer trees mean fewer clogged gutters, but also less shelter. Summer straight-line winds hit ridges, rakes and hip caps squarely, so lifted and creased shingles along those edges are the most common storm damage we photograph here. On replacements we use the shingle maker’s high-wind nailing pattern and put starter strips at the rakes as well as the eaves.

Commercial and retail buildings along Lake Street and Army Trail Road, and around Stratford Square, face the same exposure on their flat roofs, where loose perimeter metal is usually the first thing to go.

Roof and exterior problems we see in Bloomingdale

• Second shingle layers nailed over the first on 1980s homes
• Aging skylights leaking at curbs and seals
• Heat loss through unvented cathedral ceilings
• Wind-lifted ridge, hip and rake shingles in open subdivisions
• Phased replacements on association-managed townhome buildings

Areas we work in

Old Town Bloomingdale · Lake Street (U.S. 20) corridor · Army Trail Road corridor · Schick Road area · Stratford Square area · Gary Avenue corridor · Townhome communities along Bloomingdale Road

Bloomingdale roofing questions

Can a third layer of shingles go on a Bloomingdale roof?

No. IRC-based building codes allow no more than two layers of asphalt shingles, so a house that already has two must be stripped to the deck. Stripping it is also the only way to see and repair the decking underneath.

Should old skylights be replaced during a roof replacement?

If they are original 1980s or 1990s units, replacing them during the re-roof is usually the better value, since the new flashing kit and curb go in while the roof is open. If a room has enough light without one, decking over the opening is another option.

Can a townhome association get roof pricing for each building?

Yes. We break proposals out by building and by priority so the board can schedule work around its reserves, and we include photos and spec sheets for owners who want to see them.