Free roof inspection with deck photos before we talk money - GAF and Owens Corning certified installation
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Before
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Before
AfterFast, Reliable Roof Replacement Across Broadmoor
A full roof replacement in Broadmoor typically runs between $14,000 and $28,000 depending on square footage, pitch, and what we find once the old shingles come off. Most jobs take two to five days once materials are staged, and the San Mateo County DPW permit process adds lead time you need to plan for. Birchbark Roofing has replaced scores of roofs on Broadmoor’s 1940s and 50s tract homes, so we know the permit path, the fog-driven rot patterns, and what your neighbors have been dealing with for decades. Call (424) 766-4937 for a written estimate before you commit to anything.
Why Birchbark Roofing Is Broadmoor’s Preferred Roof Replacement Company
Broadmoor homeowners keep calling us back because we treat the house like it’s our own, not a staging area. Shoe covers go on at the front door, drop cloths run through the hallway to the attic access, and every nail, shingle scrap, and bit of old flashing is cleared and photographed before the crew pulls away. You see that photo before we ask for final payment. That’s not a sales pitch; it’s the C.A.R.E. values our crews work under: Clean up like it’s our own home, Ask before we move or touch anything, Respect the family’s time and quiet hours, Explain the price before the work.
Every Birchbark job carries the 365-Day Done Right Promise. If the work isn’t right, we make it right. Not pro-rated, not argued. Erik Lindgren, who leads Birchbark Roofing, put that guarantee in writing because Broadmoor families with kids and pets deserve to know exactly what happens after the crew leaves. Part of the Cedarwell family of independently owned roofing businesses since 2000, Birchbark holds every Broadmoor roof replacement to the Cedarwell Care Promise. A live person answers our phone 24/7, including nights and weekends, so when fog-season worries hit, you talk to a human, not a voicemail tree.
Asphalt Shingle Roof Replacement in Broadmoor
Asphalt Shingle Roof Replacement is the most common job we do in Broadmoor, and for good reason: the original 3-tab composition shingles on 1940s and 50s tract homes were never built for decades of marine-layer moisture. We strip to the decking, inspect every sheet for rot (especially along west-facing fascias and around chimneys), replace what’s soft, install new underlayment and architectural shingles, and upgrade ventilation if county DPW flags it. A typical asphalt shingle roof replacement in Broadmoor runs $14,000 to $24,000 on a single-story rancher.
Architectural Shingle Upgrades
Most Broadmoor homes we replace started with thin 3-tab shingles. We recommend architectural shingles from GAF, CertainTeed, or Owens Corning because they handle wind-driven fog better and carry stronger wind ratings. The price difference is modest compared to the lifespan gain.
Architectural shingles also hide minor decking irregularities better on older Broadmoor homes where rafters have settled slightly over 70 years. We’ll show you samples before you choose.
Roof Decking Replacement
Once we tear off in Broadmoor, we almost always find some decking rot on north- and west-facing slopes. That’s not upsell; it’s what the fog does to plywood and OSB that’s never fully dried. We write a per-sheet allowance into your contract so you know the price before we find anything.
Replacing decking mid-job in Broadmoor usually adds $85 to $120 per sheet, and we show you the rotted sheets in the driveway before hauling them away. No surprise invoices, ever.
New Roof Installation in Broadmoor
New Roof Installation in Broadmoor means something different than it does in newer Bay Area subdivisions: you’re likely dealing with a low-pitched single-story roof, undersized attic ventilation, and a county permit requirement that catches out-of-town contractors off guard. For full new construction or a complete re-roof from the decking up, Broadmoor homeowners should budget $20,000 to $28,000 on a typical 1,200 to 1,600 square foot home. Flat roofing sections on porches or additions run separate, usually $9 to $14 per square foot installed.
Flat Roofing Sections
Many Broadmoor homes have flat or near-flat porch roofs, carport covers, or later additions. We install TPO, modified bitumen, and torch-down systems matched to the existing drainage pattern. San Mateo County DPW inspectors check these sections separately, so we photograph the underlayment before covering it.
If your Broadmoor home has a flat section that’s been leaking at the transition to the pitched roof, that’s a flashing detail we address as part of the full replacement, never as a patch.
New Construction Roofs
Building new in Broadmoor means designing a roof for fog, not just rain. We spec ventilation at or above county minimums, install ice and water shield in valleys and around all penetrations, and choose shingle colors rated for high reflectivity where the roof catches afternoon sun. New construction roof packages in Broadmoor start around $18,000 and go up from there based on pitch, cut-ups, and material grade.
Trusted Brands We Service in Broadmoor
Birchbark Roofing works with materials from GAF, CertainTeed, Owens Corning, IKO, Atlas, Tamko, and Boral. For Broadmoor’s fog-loaded slopes, we most often recommend GAF Timberline architectural shingles for their wind rating and algae resistance, with Atlas and Tamko as strong budget-conscious alternatives. We stage materials from our Los Angeles supply chain with a lead time that accounts for Broadmoor’s county permit schedule, so you’re not paying roofers to wait for shingles. Every brand we install carries a manufacturer warranty, and our workmanship is covered by the 365-Day Done Right Promise.
Common Roof Replacement Problems We See in Broadmoor Homes
- Moss and lichen lifting shingle edges on north and west slopes. Broadmoor’s fog corridor keeps these slopes chronically damp, and moss roots work under shingle tabs, breaking the seal and letting wind-driven rain reach the decking. By the time you see green, the underlayment has often been wet for years.
- Rot around chimney flashings and ridge caps. Wind-driven fog in Broadmoor forces moisture under improperly sealed penetrations. On 1950s homes, the original flashing was often just a bead of roof cement that has since cracked and separated.
- Undersized attic ventilation flagged by county DPW. San Mateo County inspectors specifically look for inadequate intake and exhaust on low-pitched Broadmoor rooflines. A mid-project ventilation upgrade changes the scope, and if it wasn’t written into the bid, it becomes a surprise change order. We write it in from day one.
- Multiple shingle layers hiding decking rot. Many Broadmoor homes have two or three layers of composition over the original 3-tabs. Stripping all that built-up weight often reveals decking that’s past saving, especially where condensation collected under the old layers for decades.
Pricing for Roof Replacement in Broadmoor, CA
A full Roof Replacement on a standard Broadmoor single-story tract home runs $14,000 to $28,000. Asphalt shingle tear-off and re-roof: $14,000 to $24,000. Full new installation with decking replacement and ventilation upgrades: $20,000 to $28,000. Flat roofing sections: $9 to $14 per square foot. What moves the number in Broadmoor specifically is the condition of the decking under those old shingle layers and whether the county requires a ventilation upgrade on your low-pitched 1950s roofline. We write per-sheet decking allowances and ventilation allowances into your contract up front, so the price you see is the price you approve, in writing, before any work starts. Call (424) 766-4937 for a free, written, line-item estimate.
We Also Serve Cities Near Broadmoor
Birchbark Roofing serves homeowners across the Bay Area and Southern California, including Los Angeles, San Diego, San Jose, and San Francisco. If you’re just outside Broadmoor, our Roof Replacement in Broadmoor team covers the surrounding peninsula communities as well. Call us and we’ll tell you straight whether we serve your street.
Serving Broadmoor, CA - Our Local Coverage Area
We’re based in the Broadmoor 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 Broadmoor
San Mateo County’s Department of Public Works issues all roofing permits for Broadmoor because the community is unincorporated, with no city building department. We handle the county DPW submittal, scheduling, and inspection closeout for you. Call (424) 766-4937 and we’ll tell you the current county permit fee and lead time for your street.
Broadmoor sits in one of the Bay Area’s most persistent coastal fog corridors, so your roof stays damp even during months with no measurable rain. Moss and lichen colonize north- and west-facing slopes fastest, lifting shingle edges and trapping water against the underlayment. By the time you see it, the decking underneath has often been wet for years; we see this on Broadmoor homes with shingles that are only 12 or 15 years old.
A San Mateo County DPW inspector verifies nailing patterns, underlayment, flashing at all penetrations, and attic ventilation requirements. Inspectors here specifically flag missing or undersized intake and exhaust ventilation on tight, low-pitched 1950s rooflines, so we build that upgrade into your written estimate before the first nail goes down.
We write a per-sheet decking allowance and a framing repair allowance into your contract before tear-off starts, so you already know the price of what we might find. If we uncover rot around a Broadmoor chimney or west-facing fascia, we show you the damaged wood, get written approval for the exact dollar amount, and then proceed. Nothing gets added to your invoice that wasn’t approved in writing first.
We most often install GAF Timberline architectural shingles for Broadmoor homes because of their wind ratings and algae resistance, but we also work with CertainTeed, Owens Corning, Atlas, and Tamko. The right choice depends on your roof pitch, the slope orientation, and how much fog your particular street catches. We’ll show you samples and rating sheets before you commit.
The Broadmoor Fog Factor: What It Means for Your Roof
Here’s what makes Broadmoor different from Daly City, South San Francisco, or any city with its own building department. Your roof gets wet from the air itself. The marine layer rolls in off the Pacific and sits over Broadmoor for hours, sometimes all day, keeping north- and west-facing shingle slopes damp without a drop of rain falling. Wind pushes that fog under ridge caps and around chimney flashings, and on a 1951 tract home with original flashing, that’s a leak waiting to happen. We replaced the roof on a single-story home off Broadmoor Boulevard where the original 3-tab shingles were buried under two later layers of composition. Once we stripped to the decking, we found rot at the west-facing fascia and around the chimney flashing, plus undersized attic ventilation that county DPW flagged during the permit inspection. We upgraded to GAF Timberline architectural shingles with a ridge vent and ice and water shield in the valleys, then closed everything out with written change orders approved before we drove a single nail. That’s how Broadmoor roofs should be replaced: with the fog in mind, the county on the permit, and the homeowner seeing every number in writing.
Written by Erik Lindgren, Owner at Birchbark Roofing, serving Broadmoor with written prices, county permit handling, and the 365-Day Done Right Promise.