GUIDE

15 Things to Know Before Replacing Your Roof in the SW Suburbs

By AJ Roofing | April 2, 2026 | Southwest Suburbs of Chicago

A roof replacement is one of the largest home improvement projects most homeowners will undertake. Going in prepared makes the difference between a smooth project and a costly headache. For a complete look at our process, view our SW Suburbs roof replacement guide.

1. Get Three Written Estimates

Three estimates give you enough data to understand market pricing without turning the process into a full-time job. More than three often yields diminishing returns. Ensure all estimates cover the same scope — same material grade, same tear-off vs. layover assumption, same warranty type.

2. Verify License and Insurance Before You Sign Anything

Illinois requires roofing contractors to be licensed. Ask for the license number and verify it through the Illinois Department of Financial and Professional Regulation. Also require a certificate of general liability insurance and workers' compensation. If a worker is injured on your property by an uninsured contractor, you could be liable.

3. Understand What GAF Certified Means

Not all "certified" roofers are equal. GAF Certified Contractors have met training and installation standards, but GAF Master Elite Contractors represent the top 3% of contractors in the country. Master Elite status allows contractors to offer GAF's best warranties — coverage that non-certified contractors simply cannot provide. See our page on roof replacement for more on warranty levels.

4. Architectural Shingles vs. 3-Tab

If someone quotes 3-tab shingles, ask why. Architectural (dimensional) shingles are heavier, more durable, more wind-resistant, and only marginally more expensive. The entire industry has effectively moved to architectural shingles — 3-tab is a value option that rarely makes sense for full replacements in Illinois.

5. Most Replacements Take One Day

A typical residential roof replacement in our area — tear-off and installation on a standard 2,000–2,500 square foot home — is completed in one day by a properly-sized crew. Multi-day projects aren't necessarily a red flag, but single-day completion is normal and expected for most homes.

6. Tear-Off vs. Layover: Always Choose Tear-Off

Illinois allows up to two layers of asphalt shingles. Some contractors offer "layover" (installing new shingles over old ones) as a cost-saving option. It saves on disposal but adds heat load to the new shingles, hides decking problems, and shortens the new roof's lifespan. AJ Roofing always recommends full tear-off for a quality replacement.

7. The Decking Inspection Matters

Until the old shingles are off, no one can fully assess the decking beneath. A good contractor will include a line item for decking repair in their estimate and be transparent about per-sheet pricing for any decking that needs replacement. Get this pricing in writing before work starts.

8. Two Warranties Apply: Manufacturer and Workmanship

Shingle manufacturers warrant against defects in the material itself. The contractor warrants against installation errors. Both matter. Manufacturer warranties range from 25 to lifetime depending on the product. Workmanship warranties vary by contractor — AJ Roofing backs our work with a strong workmanship warranty. Get both in writing.

9. Storm Damage May Mean Insurance Pays

Before you pay out of pocket for a replacement, have the roof inspected for storm damage. If hail or wind caused or contributed to the failure, your homeowners insurance may cover the replacement less your deductible. AJ Roofing provides professional damage reports that support insurance claims.

10. Financing Is Available

Roof replacement is a significant expense, and good timing doesn't always align with available cash. AJ Roofing offers financing options to qualified homeowners, allowing you to address a failing or storm-damaged roof now without waiting to accumulate the full cost. Ask about financing options during your estimate.

11. Permits Are Required in Most Illinois Municipalities

Most SW Suburbs municipalities require a permit for roof replacement. A reputable contractor pulls the permit — if a contractor tells you permits aren't necessary or suggests skipping them to save time, that's a red flag. Unpermitted work can create problems when you sell your home.

12. Cleanup Is Part of the Job

A professional crew rolls magnetic nail sweepers across your yard and driveway, removes all debris, and leaves the property in clean condition. This is standard — not an upgrade. Confirm it's included in the estimate and ask what the cleanup process looks like before signing.

13. Best Timing in Illinois: Late Spring, Summer, or Early Fall

Asphalt shingles require temperatures above 40°F for proper adhesive bonding. Roofing is possible year-round in Illinois but is most straightforward from May through October. Winter installations can be done by experienced crews with proper technique but take longer and require weather monitoring.

14. Questions to Ask Every Contractor

How long have you been operating in the SW Suburbs? What is your license number? Who specifically will be doing the installation — your own employees or subcontractors? What happens if it rains during the project? What is your workmanship warranty? Can I see references from recent projects in my area?

15. Red Flags to Watch For

Door-to-door solicitation after a storm. Requests for large cash deposits upfront. Pressure to sign immediately. Reluctance to provide license and insurance documentation. Prices dramatically lower than all other estimates (usually means inferior materials or substandard installation). No physical local office. A legitimate contractor welcomes scrutiny — it's how you build trust before writing a check.

AJ Roofing offers a free roof inspection with no obligation. Come in informed, and you'll make a better decision.