Reroofing Ogden ranches and split-levels, with or without solar, Vancouver, WA 98664
Many Ogden homes are on their second or third roof now, and more of them have solar panels that have to come off before any new shingles can go on.
Ogden, Vancouver, WA at a glance
- ZIP codes
- 98664, 98662
- Common homes
- Mid-century ranches, split-levels, later two-story homes
- Roofs we see most
- Aging second-generation composite, some with solar panels
- Weather to plan for
- Steady winter rain, some east wind, moss on shaded slopes
- Nearest office
- Vancouver office, 610 Main Street
Ogden is a central-east Vancouver neighborhood made up mostly of single-family homes from the mid-century years onward: one-story ranches, daylight basements, split-levels and some later two-story houses. Lots are a comfortable size, streets are quiet, and many owners have lived here a long time. That makes Ogden a neighborhood of repeat reroofs. The original roofs are long gone, and the replacements put on in the 1990s or 2000s are now the ones wearing out. We see curled edges, granules in the downspouts and cracked plastic pipe boots on house after house.
The other change is solar. Ogden's simple, wide roof planes on single-story homes are a natural fit for panels, and plenty of owners added them over the past decade or so. When that roof needs replacing, the panels have to be detached, stored and put back. Planning that sequence well is the difference between a smooth reroof and weeks without power production.
Second and third roofs on Ogden homes
Most Ogden houses were built with a simple gable or hip roof at a moderate pitch, which is good news for a reroof. There are fewer valleys and penetrations than on newer homes, and the work goes quickly. The catch is what is underneath. Some earlier reroofs went right over the original layer, so we may find two layers that both need to come off. Older plank or thin plywood decking can be soft along the eaves where gutters overflowed. We price likely decking replacement up front as a per-sheet allowance so nobody is surprised mid-job.
Plumbing vents and exhaust caps are the other weak spot. The rubber or plastic boots around vent pipes usually crack and split long before the shingles fail, and on Ogden ranches with several bathrooms there can be four or five of them. A new roof should get new boots, new flashing and properly sized vent caps, not reused parts from the old one. Bath fans that vent into the attic instead of outside get rerouted while the deck is open.
Rain, sun and moss on Ogden's wide roof slopes
Ogden's broad, low-profile roofs shed rain easily, but they also offer a lot of surface for moss when shade trees are nearby. North slopes stay damp through most of the wet season, and moss there pushes up under shingle edges. South and west slopes get the most summer sun, so they lose granules and turn brittle faster, which is also why they draw solar panels. Under panels, the shingles stay shaded and cooler, and leaves and twigs can build up underneath. East wind gusts reach this part of town too, though less sharply than out toward the Gorge, so tabs that are already brittle lift easily.
How we sequence an Ogden reroof with solar
We start by confirming who owns and services the solar system, since leased and owned panels follow different steps. A solar or electrical pro handles the electrical disconnect and reconnect where it is required. Our crew removes the panels and racking, stores them safely, installs the new roof, flashes new mounts and reinstalls the array. Solar removal and reinstall on a typical Ogden array runs $2,740 to $5,880 on top of the roof itself. These are typical ranges; the real number comes after we see the roof and panels.
What homeowners in Ogden call us for
Solar Panel Removal & Reinstall
Many Ogden ranches have solar on their south slopes, and panels must come off cleanly before a reroof.
See the detailsRoof Replacement
Second-generation composite roofs from the 1990s and 2000s are now wearing out across much of Ogden.
See the detailsAsphalt Shingle Roofing
Ogden's simple gable and hip roofs suit architectural shingles, which go on quickly over sound decking.
See the detailsPipe Boot & Roof Vent Repair
Ranches with several bathrooms in Ogden have multiple vent boots that crack well before the shingles fail.
See the detailsRoof Decking Replacement
Eaves on older Ogden roofs often hide soft decking where gutters overflowed for years.
See the detailsMoss Removal & Roof Cleaning
Shade trees keep north slopes on Ogden's wide, low roofs damp enough for thick moss each winter.
See the detailsRoofing questions from Ogden
Do my solar panels have to come off to reroof my Ogden house?
Yes, if the panels sit over the area being replaced. We detach the panels and racking, store them on site or nearby, install the new roof with fresh flashing at each mount, and reinstall the array. A solar or electrical pro handles the electrical shutdown and restart where required, and we coordinate the timing with them.
How long will a new roof on an Ogden ranch take with solar involved?
The roof itself is usually a one- to three-day job on a typical Ogden ranch. Solar adds time on each end for removal and reinstall, plus the electrical steps the solar company handles. Many owners are back to producing power within a couple of weeks, though the solar provider's schedule can change that.
Why are the vent boots on my Ogden roof cracking before the shingles wear out?
Rubber and plastic boots sit in full sun and weather faster than the shingles around them. Once a boot splits, rain runs down the pipe into the attic or a bathroom ceiling. Replacing a boot is a small repair, and we swap all of them during a reroof so the new roof does not start with old parts.
Roof trouble in Ogden?
Call any time. We will set a time to look and give you a straight price.