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Flat & low-slopeFree roof inspection with deck photos before we talk money - GAF and Owens Corning certified installation
Fast, Reliable Roof Replacement Across Ben Lomond
Roof replacement in Ben Lomond runs $14,000 to $32,000 for a typical composition shingle roof on a 1,800-square-foot home, depending on decking condition, pitch, and whether we’re tearing off one layer or two. Most jobs take four to seven working days once materials land. If you’re calling from Alba Road, Love Creek, or off Highway 9, we know your roof faces a specific set of problems: redwood needles piling into valleys, moss holding water against decking on shaded north slopes, and fog that keeps everything damp for weeks. Our Roof Repair - Ben Lomond team plans for these exact conditions. That’s what we plan for. Call (669) 274-0078 for a free estimate.
We’re Tilehurst Roofing San Jose, part of the Kingswell family of roofing companies. A live person answers every call, 24 hours a day. You won’t reach a voicemail tree.
Why Tilehurst Roofing San Jose Is Ben Lomond’s Preferred Roof Replacement Company
Ben Lomond homeowners call us after another roofer has already let them down. We hear the same story: a crew that showed up late, a price that changed at the door, a repair that failed before the next winter. That’s why we put the price in writing before any work starts, and why every job carries a written guarantee. Greg Holloway, who leads our team, built this company around a simple rule: say what you’ll do, then do it.
We answer the phone. We show up in the window we gave you. We leave the site cleaner than we found it. And if something isn’t done right, we come back and make it right under the 365-Day Done Right Promise. That’s a full year of documented accountability, not a verbal handshake.
Our crews work Ben Lomond regularly. We know the roads, the steep driveways, the homes tucked under redwoods that never see direct sun. That local familiarity matters when you’re staging materials on a hillside lot off Empire Grade or coordinating a tear-off around three weeks of winter rain. A roofer who doesn’t know the area learns these things on your dime. We already know them.
Styles & brands we work with
Asphalt Shingle Roof Replacement in Ben Lomond
Asphalt Shingle Roof Replacement in Ben Lomond is the most common full-roof job we do here, and for good reason: the housing stock leans heavily toward steep-pitched composition shingle roofs that take a beating from rain, fog, and falling redwood debris. The job involves tearing off the old shingles, inspecting and replacing damaged decking, installing new underlayment and drip edge, then laying the shingles and flashing everything correctly. In Ben Lomond, a standard asphalt shingle replacement runs $14,000 to $26,000 depending on roof size and decking repairs.
The biggest cost variable is what’s underneath. On older mountain cabins and mid-century ranch homes, we frequently find rotted decking where moss held moisture against the plywood for years. That rot has to be cut out and replaced before new shingles go down. It’s not an upsell. It’s the difference between a roof that lasts 30 years and one that fails in eight.
Architectural Shingle Upgrades Worth Considering
If you’re replacing a three-tab roof, you have the option to step up to an architectural shingle like GAF Timberline HDZ. Architectural shingles are thicker, handle moss and moisture better, and carry longer manufacturer warranties. In Ben Lomond’s damp conditions, the upgrade typically adds $2,500 to $5,000 to the total job and is worth it for most homes.
Decking and Underlayment Choices in Wet Climates
We recommend a full-width ice and water shield membrane on Ben Lomond roofs, not just around penetrations. The extra membrane adds roughly $1,500 to $3,000 but prevents the hidden leaks that happen when redwood needles dam water against the decking. It’s the same spec we put on homes off Alba Road where valley rot is common.
New Roof Installation in Ben Lomond
New Roof Installation in Ben Lomond applies to additions, ADUs, detached garages, and new construction where there’s no existing roof to tear off. The cost runs $15,000 to $32,000 for a full new roof on a typical home, and the process moves faster than a replacement because there’s no demolition phase. For new construction, we coordinate with the general contractor, handle the permit-ready spec, and install everything from the decking up through ridge cap and flashing.
New construction gives you a clean slate, which matters in Ben Lomond’s coastal fog belt. We can spec the roof for the climate from day one: stainless fasteners, full ice and water shield, proper ventilation, and shingles that resist moss and granular loss. Retrofitting those choices later costs more than building them in now.
Detached Structures and Garage Roofs
Plenty of Ben Lomond properties have detached garages, workshops, or ADUs with their own roofs. A new roof on a detached two-car garage runs $8,000 to $14,000, and the same climate rules apply: moss management, debris control, and ventilation. We treat a garage roof with the same written guarantee as a house roof.
Ventilation and Ridge Vents
Many older Ben Lomond homes were built without ridge vents, and that’s a problem in a climate where the underlayment stays damp for weeks. A ridge vent costs $800 to $1,500 installed and helps dry the roof system from the inside, which extends shingle life significantly. On a new roof install, we recommend it every time.
Trusted Brands We Service in Ben Lomond
You should choose your shingle manufacturer, not inherit whatever happens to be on the truck. We offer material options from seven manufacturers: GAF, CertainTeed, Owens Corning, IKO, Atlas, Tamko, and Boral. For Ben Lomond’s wet, shaded conditions, we often specify GAF Timberline HDZ for its granule retention and algae resistance, Atlas Pinnacle for its Scotchgard protection against moss staining, and Boral concrete tile when a homeowner wants a heavier, fire-resistant profile. Each option gets a written manufacturer warranty plus our workmanship guarantee. The product should fit your home, your budget, and your climate, and we’ll walk you through the trade-offs before you commit.
See the difference
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After
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After
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AfterCommon Roof Replacement Problems We See in Ben Lomond Homes
- Moss lifting shingles on north-facing slopes. The coastal fog that rolls up the San Lorenzo Valley keeps north slopes damp for weeks after rain. Moss grows into the shingle edges, lifts them, and lets water reach the decking. By the time you see the green patches, the damage underneath is usually already underway.
- Redwood needles damming valleys and chimneys. Homes under a dense redwood canopy accumulate needles faster than almost anywhere else. They pile into valleys, behind chimneys, and along the eaves, creating dams that force water backward under the shingles during heavy winter rain.
- Rotted decking hidden under old shingles. On steep-pitched roofs off Alba Road and throughout Love Creek, we regularly find plywood rot where moss and trapped moisture sat against the decking for a decade. You won’t see it from the ground. You’ll see it when the tear-off starts.
- Corroded flashing at skylights and plumbing penetrations. Persistent fog accelerates corrosion on unsealed flashing. The first leak usually shows up around a skylight, a plumbing vent, or a chimney chase, and by then the decking below has been wet for months.
Pricing for Roof Replacement in Ben Lomond, CA
Here’s what we tell Ben Lomond homeowners before they pick up the phone. A full tear-off and replacement on a 1,600-to-2,000-square-foot home runs $14,000 to $32,000. A new roof on an addition or detached garage runs $8,000 to $14,000. Decking replacement adds $3 to $5 per square foot of damaged area, and ice and water shield over the entire deck adds $1,500 to $3,000. Ridge vent installation runs $800 to $1,500. Every estimate is free, written, and line-itemed, and the price we put in writing is the price you pay. No change orders at the door. Call (669) 274-0078 to schedule your free estimate.
The spread exists because of decking condition, roof pitch, the number of layers we’re tearing off, and whether you choose architectural shingles over three-tab. Steep roofs on hillside lots cost more because the crew works slower and safety equipment is mandatory. Homes with heavy canopy debris often need more decking repair. Those are real variables, and we’ll show you exactly where the money is going.
We Also Serve Cities Near Ben Lomond
Our Roof Replacement crews work throughout the Santa Cruz Mountains and the South Bay. That includes Ben Lomond, of course, plus Scotts Valley, Boulder Creek, Los Gatos, and Campbell. If you’re in one of those towns and need a straight answer on a roof replacement, the same written-price policy applies, and the same live person answers the phone.
Serving Ben Lomond, CA - Our Local Coverage Area
We’re based in the Ben Lomond area and know this community well. Use the map below to see our service coverage - if you’re nearby, we can almost certainly help.
FAQs About Roof Replacement in Ben Lomond
Homes under a redwood canopy need debris cleaning every four to six months, and in heavy-drop areas along Highway 9, some homeowners do it quarterly. After a roof replacement, we recommend scheduling a gutter and valley cleaning before the first winter rain. Regular cleaning keeps needles from damming water against the new shingles and protects your manufacturer warranty. Call (669) 274-0078 if you want a cleaning schedule tied to your roof’s specific exposure.
Yes, we recommend a ridge vent on nearly every Ben Lomond replacement, even when the old roof had none. The coastal fog keeps roof decks damp for weeks, and a ridge vent lets that moisture escape before it rots the plywood or causes shingles to curl. The added cost is modest, and the alternative is a slow, hidden failure. We’ll include the recommendation in your written estimate.
Ben Lomond sits deeper in the redwood canopy and holds coastal fog longer than Scotts Valley, which sits on the other side of the hill with more sun and wind. That persistent dampness, especially on north-facing slopes, is ideal for moss growth. Scotts Valley roofs dry out between storms. Yours doesn’t. Our Roof Replacement team specs materials accordingly, and we can talk about moss-resistant shingles when we quote your job.
We don’t recommend reusing flashing on a Ben Lomond roof replacement. The coastal fog corrodes unsealed flashing faster than you’d think, and by the time the shingles are off, the flashing usually shows pitting or rust you couldn’t see from below. New flashing adds a few hundred dollars and removes a leak source that ruins the whole investment. It’s one of the cheapest insurance policies on the job.
Redwood needles that sit on a new roof trap moisture and can void portions of a manufacturer warranty if the roof isn’t maintained. Manufacturers require reasonable upkeep, and in Ben Lomond, reasonable upkeep means clearing valleys and gutters regularly. We’ll give you a cleaning schedule when we finish the job, and the written workmanship guarantee from us covers the work itself, not neglect. Call (669) 274-0078 for an exact quote on your roof replacement, and we’ll walk you through what maintenance your specific home needs.
Written by Greg Holloway, Owner at Tilehurst Roofing San Jose, serving Ben Lomond and the surrounding communities.