# San Mateo Roof Replacement
> Independent referral service that helps homeowners in San Mateo County, from Daly City to Menlo Park and the coast decide whether to replace an old roof and connects them with an independent, licensed C-39 roofing contractor for a free estimate. Guides cite public sources (Cost vs. Value 2025, city and county permit pages, California law including SB 1301). Updated November 11, 2026.

## Key answers
- [How much is a new roof on the Peninsula?](https://sanmateoroofreplacement.com/guides/roof-replacement-cost-peninsula/): Remodeling magazine's 2025 Cost vs. Value report puts a midrange 3,000-square-foot asphalt-shingle replacement in the San Francisco metro at roughly $38,000, and a metal replacement of the same size at roughly $65,000. That is a studied average for a defined job, not a quote for your house; request a free written estimate for your exact price.
- [Repair or replace: what's right for a Peninsula roof?](https://sanmateoroofreplacement.com/guides/repair-or-replace-roof-peninsula/): On a Peninsula home from the 1950s or 60s, repair makes sense when one area fails and the rest is sound. Replace when shingles are curling across whole slopes, a low-slope membrane is blistered, moss has lifted shingles on the fog side, or the roof already has two layers.
- [How many years will a Peninsula roof last?](https://sanmateoroofreplacement.com/guides/how-long-does-a-roof-last-peninsula/): Expect about 20 years from 3-tab shingles and about 30 from architectural shingles, per InterNACHI, with tile and metal lasting far longer. On the Peninsula, fog-belt roofs in Daly City and Pacifica lose ground to moss and corrosion, while sunny bayside roofs lose granules to UV.
- [How can I tell my Peninsula roof needs replacing?](https://sanmateoroofreplacement.com/guides/signs-you-need-a-new-roof/): Peninsula roofs give a few clear signals: moss lifting shingles on fog-side homes, curled or bald shingles on sunny bayside slopes, puddles and split seams on mid-century low-slope roofs, and attic stains after storms. When signs show up across the roof rather than in one spot, plan a replacement.
- [Which Peninsula building department issues my reroof permit?](https://sanmateoroofreplacement.com/guides/roof-replacement-permits-peninsula/): It depends on your address. San Mateo County has 20 incorporated cities and towns, from Daly City to East Palo Alto and Portola Valley, and each has its own building department. Unincorporated areas such as Emerald Hills, El Granada and Montara go through the county. The table links all 21 offices.
- [Do I need a Class A roof on the Peninsula hills or on the coast?](https://sanmateoroofreplacement.com/guides/class-a-fire-rated-roof-peninsula/): If your home is in a mapped very high fire hazard severity zone, state law requires a Class A assembly when more than half the roof is replaced. On the Peninsula that's most likely in foothill and coastside areas. Check the 2025 state map for your address, then confirm with your building department.

## El Niño 2026–27 and your roof
- [Is El Niño a reason to reroof my Peninsula home this winter?](https://sanmateoroofreplacement.com/guides/el-nino-roof-replacement-peninsula/): Only if the roof is already failing. NOAA expects a strong El Niño into early 2027, but impacts aren't guaranteed. San Francisco Airport, the Peninsula's NWS station, had 0.45 inches of rain by November 11, 32% of normal, so there may still be dry weeks to schedule work.

## Get a quote
- [Request a roof replacement quote](https://sanmateoroofreplacement.com/roof-replacement/): Use the form to tell us your situation, roof age, timeline and ZIP code. One independent, licensed C-39 roofer who works in San Mateo County gets your request, contacts you to inspect the roof and gives you a free written estimate. There's no cost to you and no obligation to hire.

## Cost and quotes
- [What will a new roof cost for a house my size in San Mateo County?](https://sanmateoroofreplacement.com/guides/new-roof-cost-by-home-size-peninsula/): For most San Mateo County homes a new roof is a five-figure job, often in the tens of thousands of dollars, and size is only one input. The estimator below converts living area and pitch into roofing squares and flags the local factors that push price up. For your exact number, request a free written estimate.
- [Rotten roof decking in San Mateo County: what happens at tear-off, and what does it add?](https://sanmateoroofreplacement.com/guides/roof-dry-rot-decking-peninsula/): It depends on how much wood is bad, which nobody knows until tear-off. A San Mateo County roof may need a few sheets replaced or an entire new deck over spaced boards. The protection is a contract with a stated unit price for decking and written change orders. Request a free estimate.
- [Getting a new roof with solar panels in San Mateo County: what does removal and reinstall add?](https://sanmateoroofreplacement.com/guides/solar-panel-removal-reroof-peninsula/): Plan on solar removal and reinstall adding several thousand dollars or more to a San Mateo County reroof, depending on how many panels you have, how they're mounted and how hard the roof is to work on. The electrical side is a solar or electrical contractor's job. Request one estimate that covers both.

## City guides
- [San Mateo roof replacement: what will a new roof cost?](https://sanmateoroofreplacement.com/guides/new-roof-cost-san-mateo/): The closest published metro survey, the 2025 Cost vs. Value report for San Francisco, prices a midrange 30-square tear-off and replacement at roughly $38,000 in asphalt shingles and roughly $65,000 in metal. Your roof's size, pitch, material and access will move the number; a free written estimate is the only figure that applies to your home.
- [How much does a new roof cost in Redwood City?](https://sanmateoroofreplacement.com/guides/new-roof-cost-redwood-city/): Published 2025 Cost vs. Value figures for the San Francisco metro put a midrange 30-square roof replacement at roughly $38,000 if it's asphalt shingles and roughly $65,000 if it's metal. That is a studied average for a defined job, not a quote for your house; request a free written estimate for your exact price.
- [What does a roof replacement cost in Daly City, and what drives the price?](https://sanmateoroofreplacement.com/guides/new-roof-cost-daly-city/): Published 2025 Cost vs. Value figures for the San Francisco metro put a midrange 30-square roof replacement at roughly $38,000 if it's asphalt shingles and roughly $65,000 if it's metal. That is a studied average for a defined job, not a quote for your house; request a free written estimate for your exact price.
- [What should Colma homeowners know before replacing a roof?](https://sanmateoroofreplacement.com/guides/colma-roof-replacement/): Replacing a roof in Colma means planning around a tiny town of mostly cemeteries, a few hundred homes, coastal fog through the Daly City gap and its own building department. Have a licensed C-39 roofer inspect it, confirm the permit and fire rules for your address, and put the price in writing. Request a free estimate below.
- [What should Brisbane homeowners know before replacing a roof?](https://sanmateoroofreplacement.com/guides/brisbane-roof-replacement/): Replacing a roof in Brisbane means planning around hillside homes on San Bruno Mountain's bay side, strong wind, steep streets and the city's own building department. Have a licensed C-39 roofer inspect it, confirm the permit and fire rules for your address, and put the price in writing. Request a free estimate below.
- [What should San Bruno homeowners know before replacing a roof?](https://sanmateoroofreplacement.com/guides/san-bruno-roof-replacement/): Replacing a roof in San Bruno means planning around mid-century tracts, fog and wind through the San Bruno gap, Very High fire areas in the western hills and city permits. Have a licensed C-39 roofer inspect it, confirm the permit and fire rules for your address, and put the price in writing. Request a free estimate below.
- [What should Millbrae homeowners know before replacing a roof?](https://sanmateoroofreplacement.com/guides/millbrae-roof-replacement/): Replacing a roof in Millbrae means planning around hillside mid-century homes, Very High fire areas next to the watershed lands, airport-adjacent wind and city permits. Have a licensed C-39 roofer inspect it, confirm the permit and fire rules for your address, and put the price in writing. Request a free estimate below.
- [What should Hillsborough homeowners know before replacing a roof?](https://sanmateoroofreplacement.com/guides/hillsborough-roof-replacement/): Replacing a roof in Hillsborough means planning around large, owner-occupied homes on wooded lots, complex and heavy roofs, High fire areas and the town's own building department. Have a licensed C-39 roofer inspect it, confirm the permit and fire rules for your address, and put the price in writing. Request a free estimate below.
- [What should Foster City homeowners know before replacing a roof?](https://sanmateoroofreplacement.com/guides/foster-city-roof-replacement/): Replacing a roof in Foster City means planning around a planned city on bay fill, FEMA's restored Zone X levee status, many HOA communities, bay wind and online permits. Have a licensed C-39 roofer inspect it, confirm the permit and fire rules for your address, and put the price in writing. Request a free estimate below.
- [What should Atherton homeowners know before replacing a roof?](https://sanmateoroofreplacement.com/guides/atherton-roof-replacement/): Replacing a roof in Atherton means planning around large lots under heritage trees, almost all detached owner-occupied homes, big complex roofs and the town's own permits. Have a licensed C-39 roofer inspect it, confirm the permit and fire rules for your address, and put the price in writing. Request a free estimate below.
- [What should Menlo Park homeowners know before replacing a roof?](https://sanmateoroofreplacement.com/guides/menlo-park-roof-replacement/): Replacing a roof in Menlo Park means planning around neighborhoods from Belle Haven to Sharon Heights, San Francisquito Creek flood history, tree cover and city permits. Have a licensed C-39 roofer inspect it, confirm the permit and fire rules for your address, and put the price in writing. Request a free estimate below.
- [What should East Palo Alto homeowners know before replacing a roof?](https://sanmateoroofreplacement.com/guides/east-palo-alto-roof-replacement/): Replacing a roof in East Palo Alto means planning around a cool-roof climate zone, San Francisquito Creek's 1998 flood history, bayfront levees, older homes and city permits. Have a licensed C-39 roofer inspect it, confirm the permit and fire rules for your address, and put the price in writing. Request a free estimate below.
- [What should Woodside homeowners know before replacing a roof?](https://sanmateoroofreplacement.com/guides/woodside-roof-replacement/): Replacing a roof in Woodside means planning around rural hillside lots, hot summers, the San Andreas fault, High fire-zone areas across much of town and the town's own permits. Have a licensed C-39 roofer inspect it, confirm the permit and fire rules for your address, and put the price in writing. Request a free estimate below.
- [What should Portola Valley homeowners know before replacing a roof?](https://sanmateoroofreplacement.com/guides/portola-valley-roof-replacement/): Replacing a roof in Portola Valley means planning around wooded hillside lots, High fire hazard across most of town, the San Andreas fault zone and the town's own permits. Have a licensed C-39 roofer inspect it, confirm the permit and fire rules for your address, and put the price in writing. Request a free estimate below.
- [What should Unincorporated San Mateo County homeowners know before replacing a roof?](https://sanmateoroofreplacement.com/guides/unincorporated-san-mateo-roof-replacement/): Replacing a roof in unincorporated San Mateo County means planning around County permits, coastal fog and salt on the Midcoast, Very High fire zones on Montara Mountain and older coastside homes. Have a licensed C-39 roofer inspect it, confirm the permit and fire rules for your address, and put the price in writing. Request a free estimate below.

## Roofers by city
- [How do I choose a roofing company in the city of San Mateo?](https://sanmateoroofreplacement.com/guides/roofing-company-san-mateo/): Choose a roofing company with an active C-39 license, and ask it to inspect before pricing. In the city of San Mateo, homes are mostly 1940s to 60s, from Baywood and San Mateo Park to the Eichler Highlands, where low-slope roofs need membrane experience. The city Building Division issues the permit. Get a free written estimate below.
- [How do I find licensed roofers in Daly City for a roof replacement?](https://sanmateoroofreplacement.com/guides/roofers-daly-city/): Search CSLB for an active C-39 roofing license, then ask how the roofer handles Daly City's two big issues: constant fog and salt air, and attached homes where rooflines meet a neighbor's. A good bid explains the seam between houses, the low-slope sections and corrosion-resistant metal. Request a free written estimate below.
- [What should I ask a Redwood City roofing company before hiring?](https://sanmateoroofreplacement.com/guides/roofing-company-redwood-city/): Ask whether the company holds an active C-39 license, who pulls the permit, and how it will handle your part of town. Redwood City spans Redwood Shores townhomes with HOA rules, warm inland neighborhoods where sun wears shingles, and unincorporated Emerald Hills under county permits. Get two or three written bids; start free below.
- [How do I hire a roofing company in South San Francisco?](https://sanmateoroofreplacement.com/guides/roofing-company-south-san-francisco/): Hire a roofing company with an active C-39 license that's comfortable with wind: South San Francisco gets strong afternoon gusts and fog off the coast, so nailing pattern, ridge caps and flashing matter more than the shingle brand. The city Building Division issues reroof permits. Ask for a free written estimate after an inspection below.
- [How do I find a roofer in Burlingame, San Carlos or Belmont?](https://sanmateoroofreplacement.com/guides/roofers-burlingame-san-carlos-belmont/): Find a C-39 licensed roofer who works in your city, since Burlingame, San Carlos and Belmont each run their own building department and permit process. Burlingame's older homes under mature trees, and the hillside streets of San Carlos and Belmont, each change how a roof is staged and priced. Request a free written estimate below.
- [How do I hire a roofer for a coastal home in Pacifica or Half Moon Bay?](https://sanmateoroofreplacement.com/guides/roofers-pacifica-half-moon-bay/): Hire a C-39 licensed roofer who builds for the ocean: corrosion-resistant fasteners and flashing, high-wind installation and attention to vents that pull in salt spray. Pacifica and Half Moon Bay each issue their own permits, while Montara, Moss Beach and El Granada are unincorporated and use the County. Request a free written estimate below.

## Materials and roof types
- [Is a metal roof worth the cost in San Mateo County? Standing seam vs. stone-coated steel](https://sanmateoroofreplacement.com/guides/metal-roof-cost-peninsula/): Expect a metal roof in San Mateo County to cost substantially more than asphalt, often well into the tens of thousands of dollars, with standing seam usually above stone-coated steel. In exchange you get a long service life and a Class A option. Your exact price depends on size, pitch and tear-off, so get a written estimate.
- [TPO or torch-down: what does a new flat roof cost in San Mateo County?](https://sanmateoroofreplacement.com/guides/flat-roof-replacement-peninsula/): Most flat roof replacements in San Mateo County cost in the tens of thousands of dollars, and the membrane type matters less than drains, parapet flashing, insulation and access. TPO single-ply and torch-applied modified bitumen are the usual choices. Your exact price comes from a written estimate after the roofer inspects the roof.
- [How do you replace an Eichler roof on the Peninsula?](https://sanmateoroofreplacement.com/guides/eichler-roof-replacement-peninsula/): Replace an Eichler roof with a low-slope system: spray foam with a coating, a single-ply membrane like TPO, or modified bitumen. Because the ceiling is the roof deck, insulation goes on top. The details, from drains to skylights, decide how well it lasts. Request a free written estimate for your exact roof.

## Codes, permits and fire
- [What is a cool roof, and is one required for a reroof on the Peninsula?](https://sanmateoroofreplacement.com/guides/cool-roof-requirements-peninsula/): For most homes on the Peninsula, no. California's prescriptive cool-roof rule applies to reroofs replacing more than half the roof in climate zones 4 and 8 to 15 (steep slope) or 4 and 6 to 15 (low slope), and this area falls outside them. Check your city in the table and request a free written estimate.

## Planning and hiring
- [How long does a roof replacement take on the Peninsula, from contract to final inspection?](https://sanmateoroofreplacement.com/guides/how-long-does-a-new-roof-take-peninsula/): Plan on a few days of crew time for a straightforward roof on the Peninsula, plus lead time for the permit, materials and crew scheduling, and a final inspection at the end. Steep, tile, flat or multi-story roofs, rain and rotten decking add days. Your free written estimate should include a schedule.

## All guides
- [Guide index](https://sanmateoroofreplacement.com/guides/): every guide on this site by topic

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