A New Roof for Your Ashburn Home

For a like-for-like shingle replacement, no. Ashburn is unincorporated Loudoun County, so the Department of Building and Development is your building office. Loudoun does not publish roofing-specific guidance, so the Virginia Uniform Statewide Building Code governs directly, and it exempts replacement of an unlimited amount of roof covering at our design wind speed. A permit returns for structural work, more than 256 square feet of decking, or fire-rated decking, which covers the townhouses in Brambleton, Broadlands, and Moorefield Station.

Almost certainly, and it’s the approval that will actually affect your timeline. Ashburn Village, Ashburn Farm, Broadlands, and Brambleton all review exterior changes including roof color and material. Broadlands runs the review through a Modifications Subcommittee with a 15 to 45 day turnaround. Brambleton’s Covenants Committee meets monthly and wants the application ten days before the meeting, with roof and trim color matching the builder palette. We handle these applications as part of the job, but the calendar is the association’s, not ours, so start earlier than you think you need to.

Because 25 years is about when a builder-grade shingle from that era stops working, and Ashburn is full of them. Two-thirds of Ashburn was built between 1990 and 2009 with the roofs that came with the house, which were priced to sell the house rather than to last fifty years. The tell is the street: because whole subdivisions here went up in a single window with one builder, the roofs age as one cohort. If two or three houses on your block have gone up recently, yours is on the same clock. That’s not a sales line, it’s how the neighborhood was built.

The severe core hit Sterling, minutes away, and Ashburn sits in the same storm track. On August 29, 2024, NOAA logged 2.50 inch hail on Ridgetop Circle in Sterling, with the storm report noting numerous vehicles had their windshields broken, plus 2.30, 1.75, and 1.50 inch reports the same day and $100,000 in logged damage. Loudoun also had five separate hail days in 2023. Hail damage on a twenty-year-old shingle looks like a soft, dark bruise where the granules were knocked off, and you will not see it from the driveway. If your roof was on for any of those, the inspection is free.

The price comes down to five things: the number of squares of roof area, the pitch, how many stories the house is, the condition of the decking underneath, and how many layers of old shingle have to come off. Two houses on the same street can differ by thousands on decking and tear-off alone, which is why we won't quote a roof over the phone. Every estimate is free and on-site, and it comes back the same day with both packages priced so you can see exactly what you're choosing between.

Most roof replacements run 3 to 5 days from tear-off to final walkthrough, and one-day installs are available on qualifying homes. The install itself is often a single day on an average home; the rest of the window is material delivery, weather, and any approval your HOA or historic district needs first. You get the schedule before the crew arrives, not after.

If the damage is localized and the roof still has service life left, repair is the right call and we'll tell you so. Replacement makes sense when the shingles are at the end of their life, when there's damage across multiple slopes, or when you've already patched the same roof more than once. We inspect the attic and the decking before making that call, because what a roof looks like from the driveway isn't the whole story.

It depends on why the roof failed. Insurance covers sudden damage from wind, hail, or a storm. It doesn't cover a roof that simply wore out. We document the damage for your carrier, handle partial approvals, and regularly overturn denied claims. If a claim isn't the right path, we'll say so, because a denied claim on your record doesn't help you.

We show you before we replace it. Decking condition is invisible until the old roof is off, which makes it the most common reason a final number moves off the estimate. We agree the per-sheet price for decking replacement up front, and you get photographs of anything we pull.

Because a roof with bad ventilation dies early. Trapped heat and moisture cook shingles from underneath, shorten the life of the roof, and can void the material warranty. Ventilation is part of the roof system, not an upsell. We inspect the attic and assess ventilation on every job, and we'll tell you if what's up there is undersized for the roof going on top of it.

We don't do it as a default and we generally advise against it. A layover hides the decking, adds weight, traps heat, and shortens the life of the new shingles, and most manufacturers won't warranty the result. Tearing off costs more up front, and it's the only way to see and fix what's underneath.

Felt is tar paper. It tears when a crew walks on it and it holds water once it gets wet, which is a problem on the one layer that is supposed to shed water if a shingle ever lifts. Synthetic underlayment is a woven sheet that does not tear underfoot and does not absorb. Both packages we install use synthetic across the entire deck.

Starter is a sealed strip along every eave and rake, which is exactly where wind gets its grip on a roof. It also does something most homeowners never hear about: on the Platinum package the starter is made by TAMKO to bond to the Titan XT shingle, and that single component is what takes the wind warranty from 130 mph to 160. A competitor quoting the same shingle with generic starter isn't selling the same roof and can't register the same warranty.

Nobody knows for certain until the old roof comes off, and any contractor who tells you otherwise on the driveway is guessing. What we usually find is one of four things. Half-inch to five-eighths CDX plywood is what we want, and it's ready for a new system as-is. OSB is acceptable while it's dry. Three-eighths plywood and older plank decking typically need to be addressed before shingles go on, because nails don't hold reliably in either one.

It's a limited warranty with conditions, not a performance guarantee. TAMKO's WindGuard 160 mph coverage applies to the Titan XT shingle installed with TAMKO starter and TAMKO hip and ridge. The shingle on its own does not qualify. TAMKO also states plainly that its limited warranty does not cover hurricanes, whatever the product does in a storm, so nobody should be selling you one on that basis.

It doesn't have to be, but the highest warranty tier requires it. TAMKO's DiamondShield program requires four TAMKO accessories: starter, underlayment, ice and water shield, and hip and ridge. Install a TAMKO shingle with generic components and the roof is not eligible for that coverage at any price. That is an eligibility rule TAMKO wrote, not an upsell we invented.

Class 3 is an impact rating from UL 2218 laboratory testing, and the Titan XT shingle on our Platinum package carries it. Whether it lowers your premium is a question for your agent. Some carriers discount impact-rated roofing and many do not, and it varies by state and by policy, so it is worth asking rather than assuming either way.