What should Millbrae homeowners know before replacing a roof?

What's the lay of the land in Millbrae?

Millbrae climbs from El Camino Real and the airport up to hillside neighborhoods that border the San Francisco watershed lands to the west. Those upper streets are where most of the city's fire-zone area is.

What is Millbrae's climate like for a roof?

The California Energy Commission puts Millbrae in climate zone 3, the cool coastal zone (CEC climate zones). At the San Francisco International Airport station, NOAA's 1991-2020 normals come to about 19.6 inches of rain a year; 61% of it falls in the three winter months. It rarely gets hot: about 4 days a year reach 90 degrees, so moisture, not heat, is what ages roofs. (NOAA normals)

Do I need a permit to replace a roof in Millbrae?

The Millbrae building department issues the permit (City of Millbrae Building Division). Ask each bidder who pulls it and when the final inspection happens; the answer should be in writing.

Will Millbrae's energy code limit my shingle color?

No, not as a prescriptive rule. The Energy Commission puts Millbrae in climate zone 3 (CEC climate zones), outside the zones where a home reroof must use a rated cool-roof product (steep-slope zones 4 and 8 to 15, low-slope zones 4 and 6 to 15). You can still choose a reflective product; see the CEC cool-roof guide.

What do wildfire maps mean for a Millbrae roof?

Parts of Millbrae are Very High on CAL FIRE's 2025 recommended Local Responsibility Area map, based on our overlay of the map with Census boundaries. If your parcel is in that zone, a reroof covering more than half the roof must be Class A (HSC 13132.7); outside it, Class A is still worth choosing for insurance. Zones change at the parcel level, so confirm yours on the state map before choosing material.

What surprises turn up on older Millbrae roofs?

Houses this age often hide surprises. California's code doesn't allow a new roof over two or more existing layers (CRC R908), so many jobs start with a full tear-off. On homes built before 1978, contractors who disturb painted trim or fascia must follow EPA's lead-safe rules (EPA RRP), and old roofing that tests positive for asbestos falls under Bay Area Air District notification rules (BAAQMD).

Why are so many Millbrae roofs coming due?

Census figures put the median Millbrae home at 1962 (ACS 2024 5-year, B25035). About 4,937 homes are owner-occupied, 61% of the occupied total, and detached houses make up 61% of the housing stock (B25003, B25024). In practice, at typical shingle lifespans a house that age may be on its second or third roof.

What kinds of roofs are common in Millbrae?

Many Millbrae homes are 1950s and 60s ranches and split-levels on sloped lots, with low-pitch roofs and long eaves.

How do I get a written estimate in Millbrae?

For your actual price, request a free written estimate: a licensed roofer measures the roof and prices your exact scope. Before you compare bids, read what drives roof replacement cost and our page on the Peninsula roofing contractors. Nearby town guides: San Bruno, Pacifica, Burlingame, Hillsborough.