What We Are Usually Replacing
Brentwood's housing stock covers almost a century of building, so the roof coming off can be almost anything. The three we see most:
- Wood shake. Common on older ranch and traditional homes, especially north of Sunset. Many owners on hillside streets choose to replace it with a noncombustible roof, and if the house is in a Very High Fire Hazard Severity Zone, state rules for a replacement roof come into play. We cover those on our fire-resistant metal roofing page.
- Composition shingle. The most common roof in Los Angeles. Shingles near the end of their life lose granules, curl and crack, and the sun on a south or west slope speeds that up.
- Clay or concrete tile. Often found on Spanish and Mediterranean revival homes. The tiles themselves can outlast the underlayment beneath them, and some owners decide to change the whole system rather than relay tile on new underlayment. Metal panels weigh far less than tile, which takes load off an older frame.
We also replace roofs on homes that are being remodeled or rebuilt, where the new design calls for standing seam from the start.
Signs It May Be Time
We would rather tell you a roof has years left than sell you one you do not need. These are the things that usually mean a replacement is worth pricing:
- Leaks that come back after being patched, especially around chimneys, skylights and valleys.
- Soft spots when walking the roof, which can point to damaged decking underneath.
- Shingles that are curling, cracked or missing, or shakes that are split and thin.
- Tile that has been reset more than once, with underlayment showing its age at the eaves.
- A planned remodel, addition or solar install that would put work on top of a tired roof.
If you are not sure, call (424) 541-1385 and we will come look. The visit is free, and we will tell you what we see.
Step by Step: How a Brentwood Metal Roof Replacement Runs
1. The Estimate Visit
We walk the roof and measure every plane, check the pitch of each one, and look at flashings, chimneys, skylights, vents and gutters. We look at the street too, because access drives a lot of the plan in Brentwood. A flat street in Brentwood Glen and a narrow switchback in Mandeville Canyon are very different jobs on install day.
2. Written Scope and Price
You get a written scope that says what comes off, what goes on, the panel profile and finish, the underlayment, how flashings and edges are handled, and how we will deal with any damaged decking we find. If something is uncertain until the old roof is off, the scope says so and explains how it will be priced.
3. Permit
A re-roof in the City of Los Angeles needs a permit from the Los Angeles Department of Building and Safety, and the work is inspected before it is signed off. We pull the permit. You can read about permits and inspections on the LADBS website.
4. Panels Formed in Van Nuys
Once the measurements are final, our shop forms the panels and bends the trim to match, at the lengths your roof needs. Most Brentwood roofs get eave-to-ridge panels with no end laps.
5. Tear-Off and Deck Repair
We remove the old roof down to the deck. That is the only way to see the sheathing, and it is where most of the surprises on an older house are found. Rotted or delaminated boards are replaced before anything new goes on.
6. Dry-In and Installation
A high-temperature underlayment goes down over the clean deck, then edge metal and flashings, then clips and panels. Ridges, hips, valleys and wall transitions are closed off with trim formed from the same coil.
7. Inspection and Cleanup
We call for the city inspection, clean the site and sweep for fasteners and metal offcuts. Then we walk the finished roof with you.
Things That Are Specific to Re-Roofing in Brentwood
The Cool Roof Requirement
Los Angeles has required cool roofs on most new and replacement residential roofs since 2015. A replacement roof generally has to meet minimum reflectance and emittance ratings, and the color you choose is part of that. Many standing seam colors are rated, but not all of them meet the rule on every roof, so we check the exact color before it goes into the scope.
Fire Hazard Zones
Much of Brentwood north of Sunset Boulevard lies within a Very High Fire Hazard Severity Zone. In those zones, California requires a Class A roof on new roofs and on replacements of a large part of an existing roof. We plan the assembly, including underlayment and edge closures, to meet that from the start.
Access and Neighbors
Narrow canyon roads, steep driveways, tight parking and mature trees over the roof all shape the plan. We work out where the dumpster goes, where panels can be set down and how long the street will be busy, and we keep the site tidy for the neighbors as well as for you.
Trees Over the Roof
Many Brentwood homes sit under big sycamores, oaks and pines. Branches that touch the roof can scratch the finish and drop debris into valleys. It is worth having an arborist trim them back before the new roof goes on. We will point out anything we see during the estimate.
Solar, Skylights and Chimneys
If there is solar on the roof, it has to come off for the replacement and go back on afterward, usually by the solar installer. Skylights and chimneys get new flashing formed to fit. If you are thinking about replacing an old skylight, the re-roof is the right time.
Living at Home During the Job
Most Brentwood owners stay in the house while the roof is replaced. A few things make that easier:
- Noise. Tear-off is the loudest part of the job. It is usually over in the first days, and the installation that follows is quieter.
- The attic. Some dust and old debris can fall into the attic during tear-off. Cover anything stored there, or move it out.
- Cars and paths. We will ask you to keep cars clear of the driveway near the dumpster and mark any paths, pools or plantings we need to protect.
- Pets and kids. Keep them inside or away from the work area while the crew is on the roof.
- Weather. If rain is forecast, the roof is dried in before the crew leaves for the day.
We tell you what to expect each day, and the crew lead on site is the person to ask.
How Long a Replacement Takes
It depends on the size of the roof, the number of planes and penetrations, how much decking needs replacing and how easy the site is to work. We give you a schedule with the written scope, and we keep you posted if weather or the inspection calendar moves it. Southern California's dry season is the easiest time to re-roof, but winter jobs are done all the time with the roof dried in at the end of each day.
Why Replace With Standing Seam Rather Than More of the Same
Homeowners who choose a metal roof replacement in Brentwood tend to give the same reasons. They want a noncombustible roof on a house near the hills. They want the clean lines of standing seam on a remodeled or modern home. They want a roof without exposed fasteners to maintain. Or they simply want this to be the last roof they buy for the house. For more on how the panels themselves work, see our page on the standing seam metal roof.
Eclipse Metal Roofing has been building standing seam roofs in Los Angeles since 2006, and you can see more of the company's work at eclipsemetalroofing.com. To start, call (424) 541-1385 for a free on-site estimate in Brentwood.