Metal roofing
Architectural shingles
Tile roofing
GAF
Owens Corning
Flat & low-slopeFree roof inspection with deck photos before we talk money - GAF and Owens Corning certified installation
Fast, Reliable Roof Replacement Across Santa Monica
Roof replacement in Santa Monica is a different job than it is ten miles inland. Salt-laden marine air, steady onshore winds, and coastal fog cycling work on fasteners, flashing, and underlayment year-round. The result: a roof that looks fine from the curb can be compromised underneath far sooner than a homeowner expects. Our crews work Santa Monica regularly, know the 90401, 90402, 90410, and 90411 housing stock well, and show up prepared for what these roofs actually need. Call (866) 942-4187 to schedule a free estimate and we’ll give you a written line-item quote, not a ballpark guess.
Why Orange County Roofing Co Is Santa Monica’s Preferred Roof Replacement Company
Homeowners here give us the same feedback: they want someone who will tell them the truth about their roof, not sell them the brand with the highest contractor margin. We carry seven major roofing brands – GAF, CertainTeed, Owens Corning, IKO, Atlas, Tamko, and Boral – so the recommendation you get is based on what your specific home and coastal exposure actually need. We explain the trade-offs between a 30-year architectural shingle and a tile reroof on a Spanish-revival in 90402, then let you decide.
Our Roof Replacement team has worked on bungalows south of Montana Avenue, courtyard apartments near Ocean Park, and hillside moderns above San Vicente. Lead roofer Kurt Hensley has walked enough Santa Monica rooflines to know what happens to black iron fasteners within a decade of salt exposure. We don’t pad quotes for surprises we already expect to find. We write allowances into the contract and walk you through the permit process before demolition starts.
Styles & brands we work with
Roof Replacement Contractor in Santa Monica
A Roof Replacement Contractor in Santa Monica handles more than tear-off and re-covering. The job starts with knowing what Santa Monica’s building department and Landmarks Commission will require on your specific property, then engineering the reroof around those requirements. On a designated historic property in Ocean Park or 90402, the design review can add weeks before any material is ordered. We manage that timeline alongside the roofing work so the two don’t collide.
We also pull permits, schedule inspections, and document every change in writing. When the decking comes off and the framing underneath doesn’t match what the original plans assumed, you’ll know before we spend a dollar fixing it. That’s how a replacement stays on budget in this city.
Decking Replacement and Structural Repairs
Santa Monica’s older homes hide problems under the shingles. Original 1×6 skip-sheathing, common on 1920s and 1930s construction, often fails at tie-ins where a previous flat-roof section met the pitched roof. We replace rotted decking, add plywood where local code requires it, and rebuild the underlayment system so water stays out.
Flat and Low-Slope Roofing
Courtyard apartments and older buildings in 90404 and 90401 frequently have flat or low-slope roofs. Coastal fog cycles cause waterproofing at penetrations and drains to fail long before the visible surface looks bad. We inspect those transitions first because that’s where Santa Monica moisture gets in.
Asphalt Shingle Roof Replacement in Santa Monica
An Asphalt Shingle Roof Replacement in Santa Monica starts with choosing the right shingle for wind uplift and salt exposure, not just curb appeal. Architectural shingles from Atlas, Tamko, or GAF offer different wind ratings and
Architectural Shingle Profiles
For most post-war stucco tract homes and renovated bungalows, architectural shingles make sense. They handle the steady onshore wind better than three-tab, and the dimensional profile fits the Mediterranean character of many Santa Monica neighborhoods. We stock samples from multiple brands so you can compare color and warranty side by side.
Underlayment and Fastener Upgrades
Near the beach, a shingle is only as good as what’s under it. We recommend peel-and-stick membranes in valleys and at wall intersections where salt air finds its way behind the shingle. Fasteners matter here more than anywhere else in the county. Standard black iron corrodes in under a decade; we spec stainless or copper where the home’s exposure calls for it.
Trusted Brands We Service in Santa Monica
We’re authorized to install products from Atlas, Tamko, and GAF, along with four other major manufacturers. That’s important in Santa Monica because coastal exposure, historic-district requirements, and personal budget pull homeowners in different directions. A tile-adjacent Atlas architectural shingle might be right for a bungalow on a quiet street off Pico, while a homeowner north of Montana might want the warranty backing of GAF. We’ll lay out the options honestly and help you spec the right material for wind uplift, salt resistance, and the aesthetic your street expects. Local stock and supplier relationships mean faster turnaround when your roof is mid-replacement and needs a specific accessory.
See the difference
Before
After
Before
After
Before
AfterCommon Roof Replacement Problems We See in Santa Monica Homes
- Rusted fasteners and flashing near the beach. Black iron and steel corrode within a decade in 90402 and Ocean Park. We see flashing rusted through so badly that salt-laden marine air has wicked moisture behind the underlayment for years before anyone noticed.
- Flat-roof waterproofing failure on older apartments. 1920s-40s courtyard buildings in 90401 and 90404 share plumbing vents and drain lines on the roof. When waterproofing fails at those penetrations, interior staining is often the first sign. We find and repair the transition before replacing the surface.
- Skip-sheathing rot at flat-roof tie-ins. On Spanish-revival homes, a previous flat-roof section often ties into the main pitched roof. The joint fails quietly. By the time the tile comes off, the original 1×6 sheathing underneath has dry rot that must be replaced before new roofing goes down.
- Permit-triggered code upgrades discovered mid-project. Older Santa Monica homes sometimes have undersized framing or outdated electrical that the building department flags once the decking is exposed. We write allowances for these into the contract so the job doesn’t stall while you figure out who pays for what.
Pricing for Roof Replacement in Santa Monica, CA
We quote Santa Monica roof replacements as line-item estimates, not lump sums. A full tear-off and architectural shingle reroof on a typical 1,200-1,800 sq ft post-war home runs roughly $14,000-$22,000. Spanish-revival tile re-roofs in 90402 and Ocean Park, with skip-sheathing replacement and new flashing, typically run $28,000-$45,000. Flat-roof replacement on an older courtyard apartment or bungalow runs $9,000-$18,000 depending on decking condition, parapet repairs, and drain box replacement.
Coastal corrosion allowances and Landmarks Commission design review add time and sometimes scope. We write those allowances into the contract up front so the number you sign doesn’t move unless you approve it in writing. Call (866) 942-4187 for a free estimate with a written breakdown of every line item.
We Also Serve Cities Near Santa Monica
Our Roof Replacement in Santa Monica service extends to homeowners in nearby Venice, Century City, Culver City, and Beverly Hills. The marine layer affects each of these markets differently, and we inspect for those specific conditions. If you’re a few miles from the coast, check out how our Roof Replacement process handles inland sun and heat exposure differently.
Serving Santa Monica, CA — Our Local Coverage Area
We’re based in the Santa Monica area and know this community well. Use the map below to see our service coverage — if you’re nearby, we can almost certainly help.
FAQs About Roof Replacement in Santa Monica
A reroof permit in Santa Monica can trigger framing and electrical code upgrades once the decking is exposed, especially on older homes. Undersized rafters, outdated wiring, or improper fire blocking found during inspection must be brought up to current code before the new roof system is installed. We handle this by doing a pre-construction inspection when possible, writing a contingency allowance into the contract, and getting written approval with photos and a square-by-square breakdown before any surprise work begins. Call (866) 942-4187 if you’re worried about what a permit will find on your roof.
Homes within a half-mile of the Pacific face salt-laden marine air that corrodes standard black iron fasteners and flashing in under a decade. Stainless steel or copper fasteners and flashing last the life of the roof system and prevent moisture from wicking behind the underlayment. The added material cost is modest relative to the cost of a premature reroof. We spec coastal-grade fasteners as standard on beachside replacements because we see what the alternative does to a Santa Monica roof after ten years.
We document it, price it, and get your written approval before we touch it. On a 1928 Spanish-revival off Ocean Park Boulevard in 90405, our crew pulled the clay tile and found the original skip-sheathing dry-rotted where a previous flat-roof tie-in had failed. We sent the homeowner photos and a square-by-square breakdown that afternoon. They approved the decking and flashing upgrade in writing, and we replaced the decking, laid peel-and-stick ice and water shield in the valleys, and set new copper flashing at the wall intersections before re-hanging the tile. No work begins on a surprise until you sign off on the cost.
If your home is a designated historic property or sits within a historic district, yes, Santa Monica’s Landmarks Commission can require design review before roof materials are changed. That means the tile profile, color, and sometimes the roof decking details must be approved before we order materials. The review adds weeks to the timeline. We identify whether your property is subject to review early in the estimate process so it’s factored into your schedule and contract from day one. Call (866) 942-4187 and we’ll check your address before you commit to anything.
Compare the line items, not the total. One bidder may exclude the cost of stainless fasteners, another may not include an allowance for decking replacement, and a third may leave out the Landmarks Commission design review entirely. When you compare our line-item estimate against another, check for underlayment specs, fastener material, decking replacement allowances, and whether the permit and inspection fees are included. We give you the full breakdown in writing specifically so you can make that comparison honestly. Call (866) 942-4187 for a free estimate you can actually use to evaluate other bids.
Written by Kurt Hensley, Owner at Orange County Roofing Co, serving Santa Monica since day one.