Roof, Siding, Gutter and Skylight Answers for Maryland Homeowners
Straight, local answers to the questions Maryland homeowners ask most — what roof, siding, gutter and skylight work costs, how storm and hail insurance claims work, materials, permits, and how to hire the right crew.
This guide answers the most common roofing questions we hear from homeowners across Maryland — from what a new roof really costs in Maryland to how storm insurance claims and deductibles work. It is written by United Developers, a family-owned, GAF Certified roofing contractor (MHIC #111971) serving Maryland since 2005. Jump to a topic:
Last updated August 2026 · Questions? Call the UD Hotline at (240) 880-2108.
What a new roof costs in the DMV
How much does a new roof cost in Maryland?
The honest answer is that the price is set by the roof, not by a number on a website: the squares it measures, the pitch, how many layers are already up there, what the decking is doing underneath, and how hard it is to reach. We measure all five free and put it in writing. Steeper roofs, multiple stories, and premium materials push toward the higher end, while smaller ranch-style homes often land near the bottom. A standing-seam metal roof typically costs two to three times as much as asphalt for the same house.
What factors affect roof replacement cost the most?
Roof size — measured in “squares,” where one square equals 100 square feet — is the single biggest cost driver, followed by pitch, the number of old layers to tear off, and any hidden decking rot. Complex rooflines with valleys, dormers, and skylights add labor, and premium shingles or metal raise material costs. In the DMV, disposal fees and county permit costs in places like Montgomery and Fairfax also factor in.
Is a roofing estimate free, and should I get more than one?
Reputable DMV roofers, including United Developers, provide free written estimates, and you should get at least two or three before deciding. Compare them line by line rather than just the bottom number, because a cheap bid often skips underlayment, flashing, or proper ventilation. A detailed, itemized estimate is a sign the contractor actually measured the roof instead of guessing.
Can I finance a new roof in the DMV?
Yes — most established DMV roofing companies offer financing, and United Developers offers $0-down plans with terms from 12 to 180 months on approved credit. Pre-qualification uses a soft credit pull, so checking your rate does not affect your credit score. Even an insurance deductible can often be financed so a storm repair does not drain your savings.
What is included in a roof replacement price?
A complete price covers full tear-off and disposal of the old roof, synthetic underlayment, ice-and-water barrier at the eaves and valleys, drip edge, starter strip, hip and ridge cap, new pipe boots, new step and counter flashing, balanced attic ventilation, cleanup with a magnetic nail sweep, and the permit where your county requires one. The shingle itself is the part you choose and the smallest part of that list. A quote that names the shingle and then gives one lump sum has not told you which of the other items are actually in the price.
Why is a new roof so expensive?
A replacement is a demolition, disposal and construction project compressed into a single day, and about eight per cent of the gap between the Washington suburbs and the rest of Maryland is simply the wage the crew is paid, which comes from the federal wage data our price book is built on. The rest is material, disposal charged by weight, code items such as ice-and-water barrier and proper ventilation that older roofs never had, and the licence, insurance and warranty standing behind the work.
Is a new roof worth it?
The honest answer is that the price is set by the roof, not by a number on a website: the squares it measures, the pitch, how many layers are already up there, what the decking is doing underneath, and how hard it is to reach. We measure all five free and put it in writing. A properly installed architectural shingle roof in Maryland lasts 25 to 30 years and carries a registered manufacturer material warranty. If the roof still has life left in it, the honest answer is to wait, and that is what our inspectors are instructed to put in writing.
What is the cheapest way to replace a roof in Maryland?
The largest legitimate saving is an approved storm claim, which reduces a five-figure project to your deductible, so check whether a covered storm actually hit your street before you start shopping on price alone. After that the honest levers are a real measurement instead of a drive-by guess, and financing the right roof rather than paying cash for a lesser one, with terms from 12 to 180 months on approved credit through independent third-party lenders. Basic three-tab shingle is the cheapest asphalt option but lasts closer to 15 to 20 years against 25 to 30 for architectural, so it only saves money if you are selling the house.
How much does it cost to repair my roof?
A roof repair is priced off what the crew finds, not off a flat rate, because the work behind a leak is rarely the work you can see from the ground. The rates that drive most repair invoices are published on our change-order rate card before we start: $120 to replace a 4x8 sheet of decking, $65 for a plumbing vent boot, $450 to re-flash a skylight, $600 to re-flash a chimney, and $16 per linear foot for rotted fascia. Nothing is added without your written approval and a photo of the condition that triggered it.
Going deeper on the number itself: how to read a roofing estimate — what the price is made of, the seven places a cheap bid gets cheap, how to compare two quotes line by line, and the difference between a bid and an estimate. Our published change-order rate card lists every rate that could ever be added to your roof, in advance.
What gutters, siding and skylights cost
How much does gutter replacement or new gutter installation cost?
Gutters are priced by the linear foot off a measurement of the roof edge, which is why an honest number cannot be given over the phone. Our published retail rate for the 6-inch oversized seamless aluminum system is $17.50 per linear foot installed, with 3x4 oversized downspouts at $16.00 per linear foot and micro-mesh leaf guard at $13.50 per linear foot. What moves your total is the run length, how many corners and downspouts the house needs, the height of the fascia, and whether the fascia board behind the old gutter is still sound. Ask any contractor for the rate per linear foot and the measured footage as two separate numbers, so you can check the arithmetic yourself.
Is gutter installation labor priced separately from the material?
Not on our rate card. The $17.50 per linear foot for 6-inch seamless aluminum is an installed rate: the coil stock, the hangers, the sealant, the machine that rolls the gutter on your driveway and the labor to hang it are all inside the one number. That is deliberate, because a separate labor line lets a contractor quote a cheap material price and make it back on hours. If a bid you are comparing splits labor out, add the lines together before you compare it with an installed rate, and check which of the two carries tear-off and haul-away of the old gutter.
How much does siding replacement cost?
Siding is priced by the square foot of wall off a measurement, and the material moves the number more than anything else does. A real siding quote then carries trim at the windows, doors and corners, a weather-resistive barrier behind the panels, an allowance for sheathing that turns out to be rotten once the old siding is off, and the permit. Vinyl and aluminum sit below fiber cement. We do not publish a rate for those, because the number comes off the measurement and off what the crew finds behind the wall.
Is there an alternative to replacing all the siding?
Often, yes. Where the damage is confined to one elevation or a run of panels, replacing that section is a real option, and on a storm claim it is frequently what the carrier pays for. The catch is match: siding fades, and profiles and colors go out of production, so on an older house a patch can be perfectly sound and still look like a patch. Repainting sound siding, or re-siding only the elevation the weather actually hits, are both cheaper than wrapping the whole house. We inspect for the match problem before recommending anything, and we will say plainly when a partial repair is the right call and when it is money spent twice.
How much does skylight repair cost, and can a skylight be repaired?
Most skylights that leak are not leaking through the glass, they are leaking around it, and that is repairable. The published rate on our change-order card for re-flashing a skylight is $450, which is the fix when the pan, apron and step flashing have failed but the unit itself is sound. A cracked pane, a failed seal between the panes, or a rotted curb means the unit gets replaced rather than repaired, and we do not publish a price for that, because it depends on the size, the type of unit and whether the curb has to be rebuilt. That number comes off the measurement at the inspection.
Every figure on this page comes off our published price book, and every rate that could ever be added to a job is listed in advance on the change-order rate card. Service detail: gutters, siding and storm damage replacement.
Storm damage, deductibles & filing a claim
Does homeowners insurance cover storm or hail damage to my roof?
Yes — most homeowners policies in Maryland cover sudden storm, hail, and wind damage, though they exclude normal wear and age-related deterioration. If a covered storm damaged your roof, your insurer typically pays to repair or replace it minus your deductible. The key is documenting that the damage came from a specific weather event, which is why a dated photo inspection matters.
On an approved storm claim, how much do I actually pay?
On most approved storm claims on an approved claim your deductible is typically your out-of-pocket cost, and the insurer covers the rest of the approved roof replacement. By law in Maryland, a contractor cannot waive, pay, or rebate your deductible, so be cautious of anyone who offers to. United Developers documents the damage and meets your adjuster on-site, but the insurance carrier makes the final approval decision.
How do I file a roof insurance claim after a storm?
Start by documenting the damage with dated photos and noting when the storm hit, then call your insurance company to open a claim and request an adjuster inspection. Before the adjuster visits, have an independent roofer inspect the roof and prepare a photo damage report so nothing legitimate gets missed. United Developers meets your adjuster on-site to review our photo report and estimate together.
My roof insurance claim was denied — can I still get it approved?
A denied claim can often be re-opened or re-filed, especially if the first inspection missed damage or the adjuster's report was incomplete. Request a copy of the adjuster's report, get a second professional inspection, and submit new photo documentation or ask for a re-inspection. We provide the independent inspection and dated photo documentation; the claim itself remains between you and your carrier, and we do not review policies, dispute denials, or contact your insurer for you.
What is the difference between ACV and RCV on my policy?
Actual Cash Value (ACV) pays the depreciated, aged value of your roof, while Replacement Cost Value (RCV) pays what it costs to install a brand-new roof today. On an RCV policy, the insurer usually issues a first check for ACV minus your deductible, then releases the remaining “recoverable depreciation” after the work is completed and verified. Knowing which type of policy you have tells you exactly how the money will flow.
How long do I have to file a storm claim in Maryland?
Most policies require you to file within a limited window after the storm — often one year, though some carriers allow up to two — so it pays to act quickly. Maryland sees significant hail and wind events each year, and waiting makes it harder to prove the damage was storm-related. If a storm recently hit your area, the clock is already running.
Is roof damage caused by wind covered by insurance?
Wind is one of the perils a standard Maryland homeowners policy is written to cover, because it is a sudden event rather than wear, and wear is the distinction carriers care about. What gets argued is whether the shingles were lifted by that storm or were already loose, so the useful thing you can do is note the date of the storm and get the roof photographed close up rather than from the ground. Check your declarations page as well, because some policies carry a separate, higher wind deductible. We document the damage and meet your adjuster on the roof. We are a licensed Maryland contractor, not a public adjuster, so we do not negotiate or adjust the claim and we cannot tell you how yours will be decided.
How does a roof insurance claim work from start to finish?
You report the loss and the carrier issues a claim number. An adjuster inspects the roof and writes a scope and an estimate. The carrier then approves it, partially approves it, or denies it. On an approved claim the money is released against that scope, and on a replacement cost policy the recoverable depreciation follows after the work is finished and documented. The roof is built to the approved scope, and anything found during tear-off that the scope missed goes back to the carrier as a supplement with photographs. On an approved claim your deductible is typically your out-of-pocket cost. The carrier decides coverage and the amount, not us.
Will insurance pay for hail damage to my roof?
It depends on what the hail actually did, and the test an adjuster applies is functional damage rather than appearance. A bruised mat, fractured fiberglass and granule loss that leaves the asphalt exposed are failures of the shingle. A scuff on a gutter or a dent in a soft metal vent is cosmetic, and cosmetic damage on its own is often not paid. The age of the roof matters too, because some policies settle an older roof at actual cash value rather than replacement cost. We mark a test square on each slope, photograph what is inside it with the date on the photo, and give you the report whether you file or not.
How long does a roof insurance claim take?
The parts you control are quick and the parts the carrier controls are not. Reporting the loss is one phone call. The adjuster inspection is booked against the carrier's queue, and after a wide storm event that queue is every roof in the county, so it stretches. After the inspection you are waiting on the carrier to issue a scope, and after that on materials and on our build schedule. The one thing that reliably shortens it is having the damage documented before the adjuster arrives, so the inspection confirms a report instead of starting from nothing. We will not put a date on a decision that is not ours to make.
Are gutters and siding covered on the same storm claim as the roof?
They can be, and they are the things most often left out. Hail and wind hit the whole envelope, so a storm that damaged the roof has usually also dented gutters and downspouts and cracked or holed siding on the elevation that faced it, and a claim written for the roof alone leaves that on the table. Whether it is paid is your carrier's decision against your policy, not ours. What is certain is that it will not be paid if nobody photographed it. Our inspection covers the roof, the gutters, the siding and the flashings, and you get the whole report.
What happens to a roof insurance claim while selling a house?
Settle this before you go under contract, because an open claim changes a sale in ways that surprise people. Two things drive it. The claim proceeds belong to whoever owned the house at the time of the loss, so an open claim has to be settled or explicitly assigned at closing rather than left vague between the parties. And an unrepaired roof turns up in the buyer inspection and in the lender appraisal, where an underwriter can condition the loan on the repair. Talk to your carrier and your settlement attorney early. We supply the inspection report and a written scope and price that a buyer, an agent or an underwriter can read, which is usually what the transaction needs.
What a roof replacement actually looks like
How long does a roof replacement take?
Most single-family roof replacements are completed in one to two days, weather permitting, with many DMV homes finished in a single day. Larger homes, steep pitches, or complex rooflines take longer, and unexpected decking repairs can add time. United Developers tears off, inspects the decking, and installs the new system in one continuous project to keep your home exposed for as little time as possible.
What happens during a roof replacement, step by step?
The crew first protects your landscaping, then tears off the old roofing down to the decking, inspects and repairs the wood sheathing, and installs new underlayment, flashing, shingles, and ridge ventilation. A magnetic sweep for stray nails and a full cleanup finish the job, usually the same day. A final inspection confirms the installation meets manufacturer specifications and local code.
Do I need to leave my house during a roof replacement?
No — you can stay home during a roof replacement, though you should expect hammering, foot traffic overhead, and some vibration through the day. Move vehicles out of the driveway and away from the house, and it is wise to take down fragile wall hangings beforehand. Families with pets or young children sometimes plan to be out during the noisiest hours.
What are the signs I need a roof replacement instead of a repair?
The clearest signs you need a full replacement are widespread curling or missing shingles, granules collecting in your gutters, daylight or active leaks in the attic, a sagging roofline, and a roof more than 20 to 25 years old. A few damaged shingles or one isolated leak can usually be repaired, but multiple failing areas point to replacement. A professional inspection with photos will tell you which option makes financial sense.
Shingles, metal & how long each lasts
How long does an asphalt shingle roof last versus a metal roof?
Architectural asphalt shingles typically last 25 to 30 years in the DMV climate, while a standing-seam metal roof can last 40 to 70 years. Metal costs more upfront but offers a longer lifespan, better wind resistance, and energy savings over time. Basic three-tab shingles, the cheapest asphalt option, last closer to 15 to 20 years here.
What are the best shingles for the DMV's weather?
Architectural (dimensional) asphalt shingles such as GAF Timberline HDZ are the most popular choice for Maryland homes because they handle humidity, wind, and freeze-thaw cycles well and carry strong wind ratings. Impact-resistant Class 4 shingles are worth considering in hail-prone areas and can earn an insurance discount. Proper attic ventilation matters as much as the shingle brand for longevity in the DMV's hot, humid summers.
Asphalt shingles vs. metal roofing — which should I choose?
Choose architectural asphalt shingles if you want the best balance of cost, appearance, and proven performance; choose metal if you want maximum lifespan, wind resistance, and energy efficiency and plan to stay in the home long term. Both perform well in Maryland when installed with proper underlayment and ventilation.
How does DMV weather affect my roof?
The DMV's mix of hot, humid summers, winter freeze-thaw cycles, and periodic hail and wind storms wears roofs faster than milder climates do. Humidity combined with poor attic ventilation can rot decking and cause shingles to fail early, while sudden storms cause impact and wind damage. Getting an inspection after every major storm helps catch problems before they turn into interior leaks.
Permits, codes & county rules
Do I need a permit to replace my roof in Maryland?
Yes — most DMV jurisdictions require a building permit for a roof replacement, though the exact rule varies by county. Full Montgomery County's Department of Permitting Services lists “Roof (covering only)” under No Permits Required, so a straight re-roof — tear-off and new covering — does not need one. What does trigger a permit is structural work: replacing damaged decking or altering the roof framing. Any contractor telling you a simple shingle replacement needs a county permit is either not from here or is padding the invoice. A licensed contractor confirms the local requirement and pulls the permit for you.
Who is responsible for pulling the roofing permit?
Your licensed roofing contractor should pull the permit and handle the required inspection, and you should be cautious of any roofer who asks you to pull it yourself. In counties like Montgomery and Howard, permits are tied to the licensed contractor performing the work. United Developers handles permitting and code compliance as part of the job.
Are there rules about how many roof layers are allowed?
Most Maryland jurisdictions allow a maximum of two layers of asphalt shingles, so if you already have two layers a full tear-off is required by code. Building codes also require proper underlayment, ice-and-water shield in valleys and eaves, and adequate attic ventilation. A tear-off is usually the better choice anyway because it lets the crew inspect and repair the decking underneath.
How to hire the right DMV roofer
How do I vet a roofing contractor in the DMV?
Verify the contractor's license — in Maryland that is an MHIC number (United Developers is MHIC #111971) — confirm they carry liability and workers' compensation insurance, and get a written, itemized estimate. Check independent reviews, ask for local references, and confirm manufacturer certifications such as GAF Certified. Avoid door-knockers who pressure you to sign on the spot or demand a large cash deposit.
Is a roofing contractor's license and insurance really necessary?
Yes — hiring a licensed and insured roofer protects you from liability if a worker is injured on your property and gives you recourse if the work is defective. In Maryland, residential roofers must hold an MHIC license. Unlicensed work can also void manufacturer warranties and complicate any future insurance claim.
What questions should I ask before hiring a roofer?
Ask for the license number, proof of insurance, a written warranty, a detailed line-item estimate, and whether they pull the permit and handle inspections. Ask how they deal with unexpected decking repairs and what manufacturer certifications they carry. A trustworthy DMV roofer answers all of these in writing without hesitation.
Every straight answer we publish, by the decision behind it
Each of these pages answers the question in its first paragraph and then shows the reasoning, so you can check it against anyone else’s answer. None of them quote a price before a roof has been measured.
Insurance and storm claims
Do I need a lawyer for a roof insurance claim?Does homeowners insurance cover wind damage to a roof?How long does a roof insurance claim take?What should you do if your roof insurance claim is denied?Can you file a roof insurance claim while selling your house?Is gutter replacement covered by insurance?Does insurance cover dented aluminum siding?Repair or replace
How can you tell if your roof has hail damage?Do I need a new roof before installing solar panels?Can you deduct a new roof on your taxes?Should I repair or replace my roof?How do I know if my roof needs replacing?How much wind damage does it take to replace a roof?How much hail damage does it take to replace a roof?What a specific job involves
How do you find a roof leak?Can I install gutter guards myself?How much does chimney flashing repair cost?How much does it cost to repair a hole in a roof?How much does it cost to repair a skylight?What are my gutter replacement options?Architectural vs. 3-Tab Shingles: Which Is Better?TAMKO vs. GAF Shingles: Which Is Better?Hiring a contractor
How do you spot a roofing scam after a storm?Can a general contractor replace a roof?How do you choose a siding replacement company?What does a siding contractor do?How Much Deposit Can a Contractor Ask For in Maryland?How Do I Check a Contractor License in Maryland?Kitchens, bathrooms, flooring, additions and windows
Which bathroom remodel ideas are worth the money?Which kitchen remodel ideas are worth the money?What are the best basement finishing ideas on a budget?What should a tub to shower conversion for seniors include?What should a bathroom remodel quote include?What are my deck replacement options?How do you do an inexpensive kitchen remodel?What order should you renovate a kitchen in?Is a tub to shower conversion a good idea?What decides what a bathroom remodel costs?How do you finish a basement on a budget?Is a home addition a good investment?How do you compare replacement window quotes?Does a Kitchen Remodel Add Value to a Home?Do New Windows Increase Home Value?Single-Hung vs. Double-Hung Windows: Which Should You Buy?How Much Does It Cost to Install Flooring in Maryland?Is Luxury Vinyl Plank Better Than Hardwood?How Much Does It Cost to Carpet a Room?How Long Does a Kitchen Remodel Take?How Long Does a Bathroom Remodel Take?Decks, porches and commercial roofs
Composite vs. Pressure-Treated Deck: Which Is Better?Do You Need a Permit to Build a Deck in Maryland?How Much Does a Covered Porch Cost in Maryland?Can You Put a New Flat Roof Over the Old One?How Often Should a Commercial Roof Be Inspected?Siding, and the aluminum stock this region is full of
Why is my aluminum siding chalky?Can you paint aluminum siding or should you replace it?Is it cheaper to paint or replace aluminum siding?How do you fix dents in aluminum siding?Can you replace just one panel of aluminum siding?Can you still get aluminum siding to match an older house?What is behind aluminum siding on a pre-1978 home?Aluminum vs vinyl siding in MarylandDutch Lap vs. Clapboard Siding: What Is the Difference?How Do You Tell Aluminum Siding From Vinyl Siding?Free inspection. Real photos. A real number.
Get a free 24-hour roof inspection with a full photo damage report — yours to keep. On approved storm claims, your deductible is typically your out-of-pocket cost. Your policy and carrier determine coverage.
Financing Disclosures
Representative example: $15,000 financed at 9.99% APR for 120 months = approximately $198/month. Total of payments approximately $23,760. Your actual rate, term, and payment depend on the lender, your credit, and the amount financed.
All financing is provided by independent third-party lenders on approved credit. United Developers is a home improvement contractor, not a lender, broker, or financial advisor, and does not make credit decisions or set rates. Rates, terms (12–180 months), and $0-down availability vary by lender and applicant and are subject to change. Not all applicants will qualify. Full financing disclosures →