Bartlett Roof Pros: Roof Replacement, Repair and Reroofing
Residential and commercial roofing across Bartlett, Illinois. Free written estimates, with the decking question answered before you sign rather than after.
- ✓Illinois-licensed roofing contractor, license number on every bid
- ✓Deck condition probed and priced before tear-off day
- ✓Estimates separate the roofing from the insulation cost
- ✓Repairs quoted as repairs, never inflated into reroofs
Bartlett Roof Pros replaces and repairs asphalt shingle, standing seam metal, TPO and EPDM roofing across Bartlett, Illinois, on houses and on commercial buildings. Tear-offs, storm and hail repairs, decking, ice barrier, ridge and soffit ventilation, gutters, fascia, chimney flashing, skylights and low-slope membrane work on flat and porch roofs.
Most estimates in this market price the shingle. We price the sheathing. Illinois writes its residential energy code once, in Springfield, and applies it to renovations, so a reroof that exposes an uninsulated roof deck has to finish at R-49 in the attic or R-30 continuous above the deck. That single line decides what your roof costs.
So every quote we write separates the roofing from the sheathing contingency, and prices the insulation per sheet and per plane. More than half of Bartlett's housing went up between 1990 and 2009 on 7/16-inch strand board, which means most of the village is standing on the same decision. You will see which side of it your house is on, in writing, before you sign anything, and if the deck stays put that column stays at zero.
Why Bartlett Chooses Bartlett Roof Pros
- ✓We quote the sheathing question in advance, per sheet and per plane, so no homeowner in this village learns what a roof plane costs on the morning it is opened.
- ✓Every roof gets a written plane count sorted into attic-above and cathedral-above, because those two categories carry insulation obligations that differ by thousands of dollars.
- ✓We will not swap a sheet of decking as a courtesy. That single free panel is what converts an eight-hundred-dollar repair into an envelope project, and we say so up front.
- ✓We do not coat asphalt shingle roofs. It seals moisture into the mat, ends the manufacturer warranty, and costs you the clean tear-off you would otherwise have had.
- ✓Air sealing goes in before insulation, every time. Blowing R-49 over an unsealed ceiling plane insulates the leaks instead of stopping them and makes ice damming worse.
- ✓We are roofers and nothing else. We do not represent you against an insurer, we do not give legal advice, and we will name the licensed specialist when your claim needs one.
About Bartlett Roof Pros in Bartlett, IL
Bartlett Roof Pros works on roofs in Bartlett and the surrounding Cook and DuPage suburbs. Asphalt shingle replacement, leak repair, storm and wind damage, low-slope membrane, ventilation, gutters, fascia, chimney flashing and skylights, on houses and on commercial buildings. Residential and commercial, tear-offs and repairs, and a straight answer about which one you actually need.
What we do differently is boring and it matters. We price the deck before we price the shingle. More than half of this village was framed between 1990 and 2009 on 7/16-inch strand board, and whether that board stays or goes is worth more on your invoice than any product choice you will make. So we probe it, we count your roof planes, and we hand you the number in advance instead of finding it on tear-off day.
When not to hire us: if your roof has nine good years left, we are the wrong call, and we will tell you that at the inspection rather than sell you something. If you want a shingle roof coated instead of replaced, we will not quote it. And if your claim needs someone to represent you against an insurer, that is a licensed public adjuster's job and not ours.
Our Roofing Services in Bartlett, IL
Roof Replacement
The number that moves a Bartlett tear-off is not the shingle you pick. It is whether one sheet of sheathing leaves the roof.
Roof Leak Repair
A leak here has a cheap ending and an expensive one, and the fork is always the same. Stay inside what the code calls a repair, or open the plane and own everything that follows.
Storm Damage Restoration
Storm work in this village is triage against one question. How much decking is coming off, and does the rest of the plane have to follow it?
Hail Damage Roofing
Hail is the one common storm around here that almost never reaches the sheathing, and that single fact changes the whole economics of a hail roof. Hail bruises the asphalt mat and strips granules.
Wind Damage Roofing
Wind is hail's opposite here, and homeowners are routinely surprised by it. Wind is the loss that does reach the deck, which puts the insulation trigger squarely in play.
Roof Inspections
An inspection on a house here has one job that almost every inspection skips. It has to predict whether the sheathing will come off, because that is the only variable big enough to change your budget.
Asphalt Shingle Roofs
Nearly every roof in this village is asphalt, and nearly every one of them is sitting on 7/16-inch oriented strand board that was laid down while Clinton was in office. The census numbers make the scale of it clear.
Metal Roofing
Metal is the one assembly in Bartlett where the insulation requirement stops being a penalty and turns into the reason to do the job at all. Follow the logic.
Tile Roofing
Most of what follows is a case against buying tile, and we mean every word of it. Bartlett's houses were never framed for it, and ignoring that is how an owner ends up funding a framing project nobody asked for.
Flat and Low-Slope Roofing
Low-slope in Bartlett means two very different buildings. The commercial stock along the Route 59 and Lake Street corridors, and the porch, bay and dormer roofs bolted onto ten thousand subdivision houses.
Roof Coatings and Sealing
This is a product we sell almost never on a Bartlett house. Putting that in writing on our own website beats admitting it once a contract is already sitting on your table.
Roof Ventilation
Ventilation advice in this village flips completely depending on one thing: whether the plane above your head has an attic behind it or nothing at all. On a vented attic plane the answer is conventional.
Skylights
Skylights in Bartlett sit almost exclusively on the vaulted planes, which is precisely where the insulation requirement lands. That is not a coincidence and it is not good news.
Gutters and Downspouts
Gutters are usually the afterthought on a reroof. On the planes that gain insulation they cannot be, because the line they hang from is about to move.
Fascia and Soffit
The fascia is the one board that has to move when a roof plane gets thicker, and most reroofs in this market quietly pretend that it does not. Most estimates never mention it.
Chimney Flashing
Chimneys are the most reliable leak in this village, and the 1990s subdivisions built nearly all of them the same way, which means they are failing the same way too. They all fail the same way too.
Emergency Tarping
The point of tarping here is not the tarp. It is buying you enough time to make the sheathing decision calmly, in daylight, instead of at ten at night with water coming through a ceiling.
Commercial Roofing
The commercial roofs we work on sit in the industrial belt that runs from Bartlett out through Itasca, Wood Dale and Elk Grove Village, and the energy code hits them harder than it hits houses. The code reaches these buildings harder.
Insurance Claim Help
The line item most roof claims in this village miss is the one the energy code creates. Not the shingles, not the underlayment, but the insulation the roof is required to end up with once sheathing has been removed.
Commercial and industrial roofing across Bartlett and the surrounding corridors
We work on the low-slope stock through Bartlett, Itasca, Wood Dale, Addison and Elk Grove Village: warehouse and light-industrial fields, office campuses, retail strips and multi-family. Single-ply replacement, membrane restoration, leak investigation and roof asset planning. On a commercial replacement the insulation obligation is the largest number nobody prices, so we core-cut, run the uplift arithmetic, and put the thickness change on its own line before you compare bids.
- ✓Core cuts before bidding, so the insulation thickness is known
- ✓Sixty-mil mechanically attached TPO across large open fields
- ✓Fully adhered EPDM where fastening patterns would telegraph
- ✓Modified bitumen in walkway, service and equipment areas
- ✓Fastener pull tests to set perimeter and corner uplift zones
- ✓Curbs, edge metal and thresholds re-detailed to the new height
- ✓Tapered polyiso to move water to scuppers and internal drains
- ✓Annual roof condition reports for owners managing several buildings
Recent Projects Across the tri-county northwest suburbs
How It Works
- We read the deck first. Before a price exists we probe panel edges at the eaves and in the valleys, test fasteners at the ridge, and read the underside of the sheathing from every attic the house has. That tells us whether your roof is a covering job or an envelope job, which is the only question big enough to change your budget.
- We count and label every plane. Each roof plane on your house gets sorted into one of two piles, attic above or cathedral above. The two carry completely different insulation obligations and completely different costs, and almost no estimate in this market separates them. Ours arrives with the list attached and the planes numbered.
- You get two columns, not one. Column one is the roofing. Column two is the sheathing contingency with the insulation cost already attached, quoted per sheet and per plane. If no decking comes off, column two stays at zero and you pay nothing for it. You should never learn what a plane costs on the day it is opened.
- Nothing opens without your say-so. If we find decking that genuinely has to go, work stops and you get a call with the number that was already on your estimate. No surprise sheets, no discovery invoices, and no courtesy panel swapped out for free that quietly moves your whole plane onto the expensive side of the line.
What Bartlett Customers Say
Three companies quoted our reroof and only these guys mentioned that our great room plane had no attic over it. The insulation number was on the estimate from day one instead of appearing halfway through.
We had a leak over the kitchen and expected to be told we needed a whole roof. They found a split pipe boot, replaced it, charged us for two hours, and told us the rest had eight years left.
They pulled the aluminum wrap off our fascia before quoting and showed us rot we had no idea was there. Priced it by the foot in advance. No surprises on the day, which is all I wanted.
Talked us out of a roof coating we had been quoted elsewhere and explained exactly why it would have cost us more later. Ended up doing our porch roof in membrane instead and it has been dry since.
Service Areas
Bartlett Roof Pros serves Bartlett, IL and surrounding communities including:
Frequently Asked Questions
Why does one sheet of sheathing change my roof price?
Because the Illinois energy code treats it as the dividing line. A roof with no insulation in its cavity, whose sheathing is exposed during reroofing, has to be insulated above or below that sheathing. Leave the deck alone and you are buying a roof covering. Remove one panel and you are buying an envelope upgrade on that plane, at R-49 in the attic or R-30 continuous above the deck.
Who actually sets that requirement, the village or the state?
The state. Illinois adopts one energy code for the whole state and the statute makes it both the minimum and the maximum for residential work, so local government cannot make it stricter or looser. Bartlett sits in three counties and that fact changes plenty about a building project, but it does not change this. The requirement is identical on every street in the village.
How do I know whether my house has cathedral roof planes?
Go into the attic and see how much of the roof you can actually walk under. Any part of the house where the ceiling follows the roof line, typically a great room, a vaulted primary bedroom or a two-story entry, has no attic above it. Those planes cannot be insulated from inside, which is why they are the expensive ones. We count them for you at the inspection.
Does a hail claim trigger the insulation requirement too?
Almost never. Hail damages the shingle mat and the granule surface and leaves the deck untouched, so a hail tear-off replaces the covering and stops there. If somebody quotes attic insulation as a code requirement after a hailstorm, ask which sheathing they intend to remove. On an intact deck the honest answer is none, and the requirement does not apply.
How long does a roof replacement take in Bartlett?
A straightforward tear-off and reroof on a typical subdivision house is one to two days with a full crew. Add a day if decking has to be replaced, and add two to three days per plane if above-deck insulation and a nail base are going on. Weather here compresses the working window from November onward, so we schedule insulated planes for the warmer months where we can.
Do you charge for estimates and roof inspections?
Estimates are free, including the plane count and the sheathing contingency figures. A storm walk-through is free as well. A pre-sale or pre-purchase inspection is paid and written, because it needs to be detailed enough to hold up in a negotiation, and anyone offering that one for nothing is planning to earn it back somewhere else.