Let's be honest—nobody wakes up excited about needing a new roof. It's one of those home projects that feels overwhelming, expensive, and frankly, a little scary. But if you're searching for "Arlington roof replacement," you're probably dealing with leaks, missing shingles after that last storm, or maybe a home inspector just gave you some news you didn't want to hear.

We get it. We've been helping Arlington homeowners through this exact situation for years, and we want to make this as painless as possible for you.

How Do You Know It's Really Time?

Here's the thing—not every roof problem means you need a complete replacement. Sometimes a good repair will buy you several more years. But there are some telltale signs that it's time to stop patching and start fresh:

Your roof is over 20 years old. Even if it looks okay from the ground, asphalt shingles have a lifespan. Arlington's weather—those humid summers, surprise hailstorms, and freeze-thaw winters—takes a toll. Once you hit that 20-25 year mark, you're living on borrowed time.

You're seeing multiple leaks. One leak? That's fixable. But when you're chasing water stains in different rooms, or your attic looks like a connect-the-dots puzzle of problem spots, that's your roof telling you it's done.

Shingles are curling, cracking, or just gone. Walk around your house after a storm. If you're seeing bare patches, curled edges, or piles of granules in your gutters (they look like coarse sand), your roof is wearing out.

Your energy bills are creeping up. A failing roof doesn't insulate like it should. If your HVAC is working overtime and you can't figure out why, look up.

You're trying to sell your home. Nothing kills a home sale faster than a roof inspection failure. Buyers will either walk away or negotiate hard. Sometimes replacing before you list actually saves you money and stress.

What Makes Arlington Different?

You might be thinking, "Can't I just hire any roofer?" Well, technically yes—but Arlington homes face specific challenges that not every contractor understands.

We're right in that zone where we get the worst of everything: humid summers that breed algae and moss, winter ice dams when temperatures yo-yo, spring storms that can turn violent fast, and we're close enough to the coast that tropical systems can reach us with serious wind.

Your new roof needs to handle all of that. That means proper ventilation for our humid climate, ice and water shield at the eaves, and materials rated for our wind zones. A roofer who doesn't know Arlington might skip these details—and you'll pay for it later.

The Real Cost (And Why It Varies So Much)

Let's talk money, because we know that's weighing on you.

For a typical Arlington home (around 2,000 square feet), you're looking at roughly $8,000-$15,000 for a quality asphalt shingle replacement. That's a big range, and here's why:

• Your roof's pitch. Steeper = harder to work on = more labor cost

• Complexity. Multiple dormers, valleys, and chimneys take more time and materials

• Material choice. Basic 3-tab shingles vs. architectural shingles vs. premium options

• Hidden damage. Sometimes we peel back old shingles and find rotted decking underneath

• Your home's access. Tight spaces or difficult property access affect pricing

The cheapest bid isn't always the best bid. We've seen homeowners save $2,000 upfront, only to have problems within two years because corners were cut. Look for fair pricing from licensed, insured contractors who'll be around when you need them.

What About Metal Roofing?

More Arlington homeowners are asking about metal, and honestly? It's a solid choice if you can swing the upfront cost.

Metal roofs run $15,000-$30,000 depending on style, but they last 40-70 years. They're incredibly energy-efficient (great for our hot summers), handle storms like champs, and snow slides right off in winter. Plus, they look sharp.

If you're planning to stay in your Arlington home for the long haul, metal might actually save you money over time. You'll never replace it again, and your cooling bills will thank you.

The Replacement Process (What to Actually Expect)

Here's what happens when you choose a good contractor:

Day 1: The inspection. We come out, get on your roof (you shouldn't), take photos, check your attic, and give you an honest assessment. If you don't need replacement yet, we'll tell you. If you do, we'll explain exactly why.

The estimate. You'll get a detailed, written quote that breaks down materials, labor, timeline, and warranty. No vague "trust us" numbers.

Permits and scheduling. We handle the permit with Arlington County (yes, you need one). Then we schedule based on weather and material delivery—usually 2-3 weeks out.

The work. Most Arlington roof replacements take 1-3 days. It's loud. It's messy. But we protect your landscaping, lay tarps, and use magnetic rollers to grab nails. Each evening, we clean up thoroughly.

Final inspection. We walk the roof with you, ensure you're happy, and arrange the county inspection for permit close-out.

Warranty registration. You'll get manufacturer warranties on materials (often 25-50 years) and our workmanship warranty. We register everything properly so you're fully covered.

Red Flags to Watch For

Unfortunately, there are some bad actors out there. Protect yourself by avoiding contractors who:

• Show up at your door right after a storm (storm chasers)

• Pressure you to sign immediately

• Ask for large upfront deposits (half or more)

• Can't show you proof of insurance and licensing

• Won't give you local references

• Offer deals that sound too good to be true

Trust your gut. If something feels off, it probably is.

Why We Do This

Look, we know we're not saving lives here. But we are protecting what's probably your biggest investment—your home. We've seen what happens when roofs fail: ruined ceilings, mold problems, destroyed belongings, stressed-out families.

We started BV Exterior because we wanted to do roofing differently. No high-pressure sales. No disappearing after the job. Just honest work, fair prices, and being there when you need us.

We live and work in this community. Your neighbors are our neighbors. When we say we'll take care of you, we mean it—because we'll see you at the grocery store next week.

Your Next Step

If you're dealing with roof problems in Arlington, let's talk. No obligation, no pressure—just a straight conversation about what's going on and what your options are.

We'll come out, assess your situation honestly, and give you a clear path forward. Maybe you need replacement. Maybe you don't yet. Either way, you'll know exactly where you stand.

Call BV Exterior today or visit us at bvexterior.com to schedule your free roof inspection. We serve Arlington and surrounding areas with the kind of service we'd want for our own homes.

Because at the end of the day, you deserve a roof that protects your family without the runaround. Let's make this easy.