What warranty comes with the roof?

Two warranties. The manufacturer's system warranty (up to 50 years on the GAF Golden Pledge or Owens Corning Platinum, depending on the shingle line) and our workmanship warranty in writing — 10 years standard, transferable to a new owner once.

Asphalt Shingle Roof Replacement | Oakland County, MI

Why most asphalt roofs fail early in Michigan.

It's not the shingle. The big three shingle brands all make a competent architectural shingle. What kills roofs in Oakland County is the stuff underneath — and the stuff most contractors skimp on to win bids.

The four killers we see, in order:

Not enough ice and water shield. Code in Michigan requires it 24 inches past the warm wall. We run it six feet up from every eave, full coverage in every valley, around every penetration, and along every rake. It costs more. It also stops 95% of ice dam leaks.
Bad ventilation. A roof without proper intake and exhaust ventilation bakes itself from the inside. We balance ridge vent with continuous soffit intake. If the soffits are blocked or under-sized, we fix them — or we tell you the new roof won't last.
Four-nail patterns. Manufacturer spec for high-wind areas is six nails per shingle. Most installers shoot four. It saves about 90 seconds per square and voids the wind warranty.
Reusing old flashing. Step flashing, chimney flashing, pipe boots — they all have a lifespan. New shingles over old flashing buys you maybe five years before the next leak.

We address all four on every roof. It's not optional, and it's why our installs cost what they cost.

Our standard spec

What goes on every asphalt roof we install.

No "good-better-best" upcharge games. This is what we install — it's already in the price.

Tear-offComplete tear-off down to the decking. We inspect every square foot of the deck before we cover it. Photos go to you before we re-sheet.
DeckingAny soft, rotten, or delaminated decking gets replaced with 7/16" OSB or 1/2" CDX plywood to match. We quote a per-sheet price upfront so there's no day-of surprise.
Ice & water shieldGrace Ice & Water Shield or equivalent. 6 ft up from every eave, full valley coverage, full coverage around chimneys, skylights, and any low-slope tie-in.
UnderlaymentSynthetic underlayment (GAF Tiger Paw or equivalent) across the entire field. We don't use 15# felt — it tears, wrinkles, and degrades.
Drip edgeAluminum drip edge on every eave and rake. Color matched to your fascia or shingle.
Starter stripFactory starter strip (matched to the shingle line) on every eave and rake. Not three-tab cut in half.
Shingle & nail patternArchitectural shingle from one of three lines (your choice). Six-nail pattern, every shingle, hand-spot-checked by the foreman.
FlashingNew step flashing at every sidewall. New counter-flashing or cricket at every chimney over 30 inches. New pipe boots — lead jacks on plumbing stacks.
VentilationContinuous ridge vent (GAF Cobra or Owens Corning VentSure) balanced against the home's existing soffit intake. We measure NFA both sides before we commit to a vent plan.
CleanupMagnet sweep of driveway, walkways, and lawn — twice. Tarps protect landscaping during tear-off. All debris hauled same day.
WarrantyManufacturer system warranty registered with the manufacturer. 10-year transferable workmanship warranty in writing from us.

The shingle lines we install

Three product lines. Picked because they last here.

There are sixty-plus residential asphalt shingles on the market. We install three. The rest either don't perform in Michigan freeze-thaw or don't come with a warranty worth the paper it's on.

GAF Timberline HDZ

Best for: the broadest range of homes. Most popular shingle in North America for a reason.

Why we like it: the LayerLock technology gives a wide nail zone, which means fewer misplaced nails and a stronger wind warranty. StainGuard Plus algae resistance is standard.

Warranty: up to 50 years material, lifetime limited. WindProven unlimited wind speed when installed by a Master Elite contractor (that's us).

Colors we install most: Charcoal, Pewter Gray, Weathered Wood, Barkwood, Hickory.

Owens Corning Duration

Best for: homes in higher-wind exposure areas (north Oakland, open lots, lakefront).

Why we like it: SureNail Technology gives a fabric reinforcement strip across the nail zone. We can't argue with the wind-pull-off tests.

Warranty: Platinum Protection up to 50 years when installed by an Owens Corning Platinum Preferred contractor.

Colors we install most: Onyx Black, Estate Gray, Driftwood, Aged Copper, Sand Castle.

Malarkey Vista AR

Best for: homeowners who want a tougher shingle and don't care about brand-name recognition.

Why we like it: SBS-modified asphalt. It's a tougher, more flexible shingle that handles freeze-thaw better than standard SBS-free competitors. The "AR" is for algae-resistant.

Warranty: lifetime limited with Class 4 impact rating — many insurers offer a premium discount.

Colors we install most: Storm Grey, Midnight Black, Weathered Wood, Antique Brown.

Pricing — straight talk

What an asphalt roof actually costs in Oakland County.

We get this question on every first call, and we don't dance around it. Here's the honest range as of 2026:

Simple ranch, 18–22 squares$11,500 – $15,500 — single story, walkable pitch, few penetrations.
Two-story colonial, 26–32 squares$15,000 – $21,500 — average pitch, two to three valleys, chimney.
Larger or complex, 35+ squares$22,000 – $34,000+ — multiple roof lines, steep pitch, skylights, dormers.
Premium upgradesClass 4 impact-resistant shingle: +$800–$1,400. Designer / luxury shingle (Camelot II, Berkshire): +$2,500–$5,000. Synthetic slate: priced separately.

Those are real ranges from real Oakland County jobs we've quoted in the last twelve months. Your number depends on your roof. The way to get it: request an estimate.

Frequently asked questions.

How long does an asphalt shingle roof last in Michigan?

A properly installed architectural asphalt roof typically lasts 25–30 years in Michigan, sometimes longer if the home has good attic ventilation. We've pulled off roofs at 18 years that were ready, and we've walked roofs at 32 years that had ten more in them. Ventilation, ice damming history, and tree shade matter more than the brand on the shingle.

How much does a new asphalt shingle roof cost in Oakland County?

Most full-tear-off jobs on a 2,200–2,800 sq ft single-family home land between $14,000 and $22,000 in 2026. The spread depends on pitch, story height, roof complexity, shingle line, and whether the decking needs replacement. We'll give you the exact number in writing after we measure.

Do you tear off the old roof or install over it?

We tear off. Always. Layovers are still legal in Michigan on a single existing layer, but they cover up rotten decking, hide flashing problems, and shorten the life of the new shingles by trapping heat. We won't quote a layover.

How long does the install take?

A typical 30-square ranch or two-story takes one to two days. Steeper pitches, complex roof lines, and weather delays extend that. We won't start a tear-off if the forecast is bad — leaving open decking overnight is how leaks happen.

What's the difference between Master Elite and other GAF contractors?

GAF certifies only the top 2% of roofing contractors in North America as Master Elite. It requires a tenure threshold, ongoing training, proof of insurance and licensing, and verified customer reviews. The practical benefit to you: we can extend the GAF Golden Pledge warranty — 50 years material, 25 years workmanship, transferable. Most contractors can't.

Do you handle insurance claims?

If you've already filed and approved a claim, yes — we'll work with your adjuster directly and supply the documentation they need. What we won't do: knock on doors after a storm, "find" damage that isn't there, or take a percentage of your claim. If your roof isn't worth filing on, we'll tell you that.

Do I need to be home during the install?

No. Most homeowners go to work and come home to a new roof. We don't need access to the inside of the house unless we're investigating a leak first. We'd recommend you be home for the final walkthrough.

What about my landscaping and driveway?

Tarps go over shrubs and landscaping during tear-off. Plywood goes over delicate hardscape if we need to stage materials there. We magnet-sweep the driveway, walkways, and lawn twice — once mid-install and once at packout. We can't promise zero stray nails, but we can promise we'll come back if you find one.

Is the warranty transferable if I sell the house?

Yes. The manufacturer system warranty (GAF Golden Pledge, Owens Corning Platinum, Malarkey Lifetime) transfers once to a new owner — usually within the first 10–15 years of the install. Our workmanship warranty also transfers once. We'll handle the paperwork at closing.

A roof that holds up to twenty winters — and looks right on every street in Oakland County.