Free roof inspection with deck photos before we talk money - GAF and Owens Corning certified installation
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AfterFast, Reliable Roof Replacement Across Burlingame
A new roof in Burlingame typically runs $14,500-$28,000 depending on material choice, square footage, and what tear-off uncovers. We know Burlingame homes better than most crews because we open them up regularly – from the 1920s Craftsman bungalows on quiet streets near Washington Park to the Spanish Colonial Revivals in Old Burlingame with their original clay S-tile. Our Roof Replacement team works Burlingame every week, so scheduling is straightforward and the crew arrives when we say it will. Call (945) 303-9821 for a free estimate.
Why Tilehurst Roofing Is Burlingame’s Preferred Roof Replacement Company
Burlingame homeowners call us because we answer the phone at 6 a.m. and at 9 p.m. That matters when a north-facing roof slope has been wet for six months and you want someone to actually look at it. Every Burlingame job starts with a written price before any work begins – not a verbal range, not a “we’ll see what we find” understanding. A written line-item price. If tear-off reveals rotted decking or corroded flashing, we stop, show you exactly what we found, and put the change in writing before we touch anything else. That’s the Kingswell Way, and it’s why homeowners who’ve been burned by no-show contractors end up calling us instead.
Greg Holloway, who leads our crew, has walked more Burlingame roofs than he can count. He knows what a fog-belt roof looks like after three wet winters. Our technicians are background-checked and uniformed, so when you see someone on your roof, you know exactly who they are and why they’re there. And every repair we make carries a written guarantee – delivered before the crew leaves, not mailed three weeks later.
New Roof Installation in Burlingame
New Roof Installation in Burlingame means stripping the existing roof to the decking, inspecting the framing and sheathing, laying new underlayment, and installing a fresh roofing system from drip edge to ridge cap. On Burlingame’s older homes – especially the 1920s-1940s stock that dominates neighborhoods between El Camino Real and the Bayshore – this almost always reveals something the homeowner didn’t know about. We expect that. We price for it. A full new roof install in Burlingame most commonly runs $16,000-$32,000 for a typical 1,800-2,400 square foot home, with asphalt shingle at the lower end and engineered tile systems higher.
When It’s Time
You need a new roof when the existing one has reached the end of its service life, which in Burlingame’s damp climate happens faster than the manufacturer’s nominal rating suggests. Moss holds water against the surface, and water that never dries eventually gets through. If sections of your north-facing roof stay green-black year-round and granules are collecting in the gutters, the system is already compromised.
What We Install
We install asphalt shingles, architectural shingles, and tile systems from GAF, CertainTeed, Owens Corning, IKO, Atlas, Tamko, and Boral. On Burlingame’s Spanish Colonial Revivals, we routinely source salvaged terra cotta S-tile to match the original single-fired profile – because a mismatched patch is the fastest way to make a six-figure home look wrong from the street.
Reroofing in Burlingame
Reroofing in Burlingame is the most common job we do here, and it’s different from a simple repair because it involves layering a second roof system over the existing one or replacing the field material while preserving sound structural components. On a 1930s Old Burlingame home, that often means resetting original clay tile on new underlayment rather than tearing everything off. Reroofing in Burlingame typically runs $11,000-$24,000, with the final number driven almost entirely by what we find under the first layer.
Saving Original Tile
When original terra cotta tile is still intact, the smart play is often to lift it, replace the underlayment and flashing, and reset the same tile. This preserves the home’s architectural character and avoids the cost – and sourcing headache – of matching new tile. We’ve done this dozens of times in Old Burlingame, and the result is a roof that looks original but performs like new.
Flat Roof Sections
Many Burlingame homes have flat sections over porches, additions, or garages. These fail differently than pitched slopes – standing water is the enemy. We inspect the membrane, check the crickets and drains, and replace what needs replacing. No change orders appear at the door; the price is written before we begin.
Trusted Brands We Service in Burlingame
We’re not tied to one manufacturer. That means when a Burlingame homeowner needs a specific product – whether it’s a GAF architectural shingle for a hillside ranch or Atlas tile for a Craftsman porch – the material choice follows the home, not the other way around. We keep common shingle colors and profiles in stock for Burlingame jobs, which shortens project timelines and means you’re not waiting three weeks on a truck from the Central Valley. Tamko and Boral round out the options for homeowners who want a particular look or performance profile.
Common Roof Replacement Problems We See in Burlingame Homes
- Moss and lichen lifting original clay S-tile. North-facing slopes in Burlingame’s fog belt rarely dry completely between winter rains and summer fog nights, so moss roots into the decking and pushes tile out of alignment. By the time water shows up inside, the damage below the tile is usually extensive.
- Corroded galvanized flashing at ridges, valleys, and chimneys. Salt-laden air off San Francisco Bay eats galvanized steel flashing significantly faster here than in Belmont or San Mateo. Once a valley flashing fails, water tracks under the field tile and quietly rots the fascia and soffit.
- Mismatched repair tile on Spanish Colonial Revivals. Original single-fired terra cotta tile has a different profile and color than modern concrete or double-fired clay stock. A visually mismatched patch on an Old Burlingame street-facing roof degrades the home’s appearance every single day.
- Rotted decking under failed underlayment. On 1920s-1940s homes, the original underlayment was often thin felt paper. After ninety years of fog and rain, it’s gone. The decking underneath soaks up moisture year after year, and the first time you see it is when we strip the roof.
Pricing for Roof Replacement in Burlingame, CA
In Burlingame, a full roof replacement on a standard 1,800-2,400 square foot home runs $14,500-$28,000. Asphalt shingle installs fall at the lower end, while architectural shingles, clay tile reset, or a system requiring custom flashing push toward the upper range. The single biggest variable is what tear-off reveals: corroded valley flashing, rotted fascia, or decking that needs replacement. On older Burlingame stock, we write a decking and flashing allowance into every contract so you know the realistic cost before we strip the first tile. Call (945) 303-9821 for a free, written estimate – no obligation, and the number we give you is the number you’ll see on the contract.
We Also Serve Cities Near Burlingame
Our crews handle roof replacement work throughout the Mid-Peninsula. We regularly work in San Mateo, Millbrae, San Bruno, and Belmont – so if you’re a few blocks over the Burlingame line, the process is exactly the same. You can learn more about our Roof Replacement in Burlingame service coverage and how we handle older Peninsula housing stock. Same written-price guarantee, same live person on the phone, same crew standards.
Serving Burlingame, CA - Our Local Coverage Area
We’re based in the Burlingame 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 Burlingame
Old Burlingame clay tile roofs fail primarily from persistent moisture, not UV degradation. The marine fog layer off San Francisco Bay keeps north-facing slopes damp year-round, so moss and lichen colonize the tile surface, root into the decking, and lift tile out of alignment. Inland Peninsula cities like Belmont or San Mateo see more sun and more thermal cycling; Burlingame sees chronic damp and salt-air corrosion. That’s why we inspect the valleys and flashing first on every Burlingame job – that’s where the fog belt does its work. Call (945) 303-9821 for an inspection and full written estimate.
Yes. In Old Burlingame between El Camino Real and the Bayshore, our crew tore off a failed section of original clay S-tile on a 1930s Spanish Colonial Revival and found corroded galvanized valley flashing and rotted fascia behind it. We sourced salvaged terra cotta tile to match the original single-fired profile and color, installed new ice and water shield through the valleys, and reset the field tile so the repair was visually seamless to the street. This is specialized work, and we price it honestly – salvaged tile runs higher than new, but it preserves the home’s architectural integrity. Call (945) 303-9821 to talk through your tile match.
Our written quote covers all materials, labor, tear-off, haul-away, underlayment, flashing, and a decking and framing allowance for the rot we expect to find on older Burlingame homes. It also includes the permit, and we pull that permit ourselves – you don’t need to visit the Burlingame building counter. If tear-off reveals additional framing damage beyond the allowance, we price the change in writing and get your approval before we proceed. No door-dodging, no vague verbal numbers. Call (945) 303-9821 for a free quote.
Yes, if the flashing is done right. Salt air corrodes galvanized steel surprisingly fast in Burlingame, so we use coated or stainless flashing at ridges, valleys, and chimneys on every replacement. We also use a full ice and water shield membrane through valleys and at roof penetrations, which stops the wind-driven fog and rain that creeps under the tile. The existing tile on Burlingame’s older homes has already survived eighty years of Bay weather – the right underlayment and flashing let it go another eighty. Call (945) 303-9821 to talk specifics.
We price the likely repair into the contract before we start. On 1920s-1940s Burlingame homes, we’ve never torn off a roof and found perfect decking underneath – the original felt paper is almost always gone, and the fog belt has done its work. So we write a decking replacement allowance into every contract, and if we find more rot than expected, we show you the framing and price the fix in writing before touching it. The Kingswell Way is simple: say the price before the work, show up in the window we gave, put the guarantee in writing. Call (945) 303-9821 for a free estimate.
Your Roof, Written Down, Guaranteed
Burlingame’s fog belt, salt air, and aging architectural stock mean roof replacement here requires more than a nail gun and a ladder. It requires someone who knows what a ninety-year-old Spanish Colonial Revival looks like under the tile, who writes down every price before the first nail is driven, and who comes back if anything fails inside a year. That’s the 365-Day Done Right Promise, and it’s how we’ve operated since the Kingswell family of roofing companies was founded in 2000. If you’re in Burlingame and your roof needs real work, call (945) 303-9821. A live person answers, and your written estimate is free.
Written by Greg Holloway, Owner at Tilehurst Roofing, serving Burlingame under the Kingswell Guarantee.