Roof Replacement in Portland, Maine

Portland roofs take a mix of heavy snow, nor'easter wind and freeze-and-thaw cycles, and many older houses carry more than one layer of shingles over original board sheathing. Complex roofs are common here: Victorian houses with hips, dormers and turrets, triple-deckers with low-slope or flat roofs, and capes with steep pitches and long eaves where ice dams form. A leak on a triple-decker often shows up on the top floor, in a unit the owner does not live in.

Tear-off is usually the right call on an old Portland roof, because it exposes the decking so rotted boards can be replaced and lets new ice barrier, underlayment and flashing go down correctly. Flat and low-slope sections on multi-family buildings need a membrane system rather than shingles. Close lot lines on the peninsula mean careful debris handling, and a roof in a local historic district may need review if the material or its appearance changes. Island roofs add the logistics of moving materials and debris by boat. After inspecting the roof, an owner of Cardinal writes a fixed-price proposal covering tear-off, decking repair and the new system.

Portland has roughly 36,600 housing units, and the American Community Survey estimates a median year built of 1946. About 46 percent predate 1940 and about 61 percent predate 1960, while only about 16 percent date from 1960 to 1979 and about 11 percent from 2000 or later. Owners occupy about 47 percent of occupied homes, and single-family detached houses make up only about 36 percent of the stock, so multi-unit buildings are the norm rather than the exception. After the Great Fire of 1866 the peninsula was rebuilt largely in Victorian and Italianate styles, and wood-framed triple-deckers fill much of the older residential grid. Off the peninsula, Deering and the outer neighborhoods run to capes, colonials and mid-century houses. The census also counts nearly 1,900 seasonal units, many of them island cottages in Casco Bay.

Portland sits on a peninsula in Casco Bay, and exposure changes block to block. Houses on the eastern and western ends of the peninsula, along the harbor and on the islands take wind straight off the water, while inland neighborhoods such as Deering and Stroudwater are more sheltered. Snowfall averages about 69 inches a year, but the city has seen seasons as light as 30 inches and as heavy as 150. Severe nor'easters arrive in winter with wind-driven rain and snow that finds any gap in old clapboard, trim or window casing. Repeated freeze and thaw works on paint, caulk and shingles, and salt air on the waterfront and islands speeds corrosion of fasteners, flashing and exposed metal.

Building permits in Portland go through the city's Permitting and Inspections Department, which handles permits, licensing and inspections in one office. A new deck is structural work and needs a building permit; ask the department whether a given roof, siding or window job needs one before work starts. Portland also has a strong historic preservation ordinance. Properties in local districts including the West End, India Street, Congress Street, Deering Street, Stroudwater and the Old Port waterfront need a certificate of appropriateness for exterior alterations, reviewed by preservation staff or the Historic Preservation Board. Waterfront and island lots may also fall under shoreland zoning.

A roof replacement strips the old roofing down to the deck, repairs what is underneath, and rebuilds the whole system: underlayment, ice and water protection at the eaves and valleys, flashing at chimneys and walls, ventilation, and the new roofing itself. Maine roofs carry snow for months and see ice dams at the eaves, so the parts you never see do most of the work. The site covers architectural asphalt shingles, metal, cedar shake and flat or low-slope roofing.

• Old roofing is torn off to the deck and hauled away, with the yard and plantings protected.
• Soft or delaminated sheathing is replaced before anything new goes down.
• Ice and water shield goes at the eaves, valleys and penetrations; synthetic underlayment covers the rest.
• Drip edge, step and counter flashing, and pipe boots are installed new.
• Ridge and soffit venting are balanced, then the new roofing is installed and the site cleaned with magnets.

• Curling, cracked, or missing shingles and granules in the gutters
• Ice dams along the eaves or water stains on ceilings after thaws
• Daylight or damp sheathing visible in the attic
• Sagging roof lines or spongy spots underfoot
• A roof at or past the age its material was made for

• Roof area, pitch and complexity: valleys, dormers, skylights, chimneys
• Number of existing layers to remove
• Sheathing repair found after tear-off
• Material: asphalt, metal, cedar or low-slope membrane
• Ventilation and flashing upgrades

Every job is priced from a free on-site visit. Typical ranges for the trade are on our roofing page, and the details of this service are on the roof replacement overview.

Back to the Portland exterior services overview, or see every town on our Cumberland County service areas page.