ROOF REPLACEMENT – Baltimore County

Residential Roof Replacement
Baltimore County, MD

How Important is Your Roof?

If you’re like most people your home is your largest investment. Your roof protects everything; your family, your possessions. So when the need to replace it arises choose a contractor you can rely on for good advice and quality workmanship. Garner Roofing is factory trained and ShingleMaster Certified. We will inspect your roof and provide options based on your needs. We install, replace most common types of residential roofing systems including:

Residential Roofing

Asphalt Shingles

Asphalt shingles are by far the most common type of residential roofing material used today accounting for approximately 80% of the US market. They are constructed of asphalt fused to a fiberglass mat with granules coating the top surface to provide UV protection and color. Available in a wide range of types and styles from a variety of manufacturers they are rated by weight and service life in the form of a warranty. Shingle warranties range in duration from 20 years to limited lifetime. Heavier shingles carry longer warranties and higher wind ratings. Architectural style asphalt shingles consist of multiple laminated layers which give your roof more depth and dimension.

Slate Roofing


Slate is made from stone which is quarried then cut into smooth flat sheets. It's available in a variety of types, sizes and colors and has been used as a roofing material for centuries. A slate roof can last from 40 to 200 years and provides beauty, prestige, high fire resistance, and high durability.

Synthetic Slate

Synthetic Slate

Synthetic Slate is made of composite material designed to look like natural slate. It is lighter and even more durable than slate at a fraction of the cost. Available in a wide range of types and styles from a variety of manufacturers it has excellent weathering capabilities and superior color stability for long life.

Dark metal roof on house with gables

Metal Roofing

Metal Roofing popularity is on the rise because of its energy savings, extreme durability, and low lifecycle cost. Available in a wide range of types and styles it provides unique design options and adds resale value to any property. The most popular types of metal roofing are standing seam and corrugated. Standing seam metal roofs have a distinct appearance preferred by architects for their ability to project a contemporary look and design.

Modified Bitumen or Modified Asphalt

Modified Bitumen or Modified Asphalt is a rolled roofing product. It is applied in layers and designed for use on low slope roof areas where traditional shingles are not effective. Its service life (or warranty) is a function of how many layers are applied and ranges from 5 to 20 years. It can be installed on various substrates for both new construction or re-roofing installations and it is applied using adhesive, or heat welded with a torch. Modified Bitumen is available with a smooth top surface which requires a separate top coating for UV protection, or a low maintenance granuled top surface similar to traditional shingles. The granuled top surface is available in various colors to match popular shingle colors when it is used in conjunction with traditional shingles.

EPMD Roofing

EPDM "Rubber" or Ethylene Propylene Diene Monomer

EPDM "Rubber" or Ethylene Propylene Diene Monomer is a high-performance single-ply membrane designed for low slope roof areas of residential or commercial buildings. It is available in two gauges (or thicknesses) .45mil and .60mil and can be mechanically fastened or fully adhered to a roof deck using adhesive. It is resistant to tears, impacts, punctures, and normal roof traffic. It also has excellent resistance to ozone and ultraviolet light exposure. It is available with a warranty of up to 20 years but can last much longer when installed properly.

TPO or Thermoplastic Polyolefin

TPO or Thermoplastic Polyolefin is a high quality thermoplastic which offers proven flexibility and weathering resistance of rubber and the performance of hot-air welded thermoplastic seams. Heat-welded thermoplastic roofing membranes are the fastest growing segment of the low-slope roofing market. This roofing material can be fully adhered, mechanically fastened, or ballasted. TPO seam strengths are reported to be three to four times higher than EPDM roofing systems. This is a popular choice for "Green" building. It is available in white, grey, and black.


Let the outside in with skylights. Garner Roofing can install, repair or replace a wide range of skylights and roof windows. Contact a representative for a free estimate.

Roof Ventilation

One of the primary reasons for premature roof failure is improper roof/ attic ventilation. Garner Roofing has the experience to evaluate your roof ventilation to insure it is adequate for warranty compliance and maximum roof life. If your roof requires supplemental ventilation we offer a variety of cost effective products for all roof types and home styles.

The Life Cycle of Your Roof

The Hostile Roof Environment- How normal weathering affects your roof.

Consider the conditions your roof must endure. First, there is the intense heat of the sun, which scorches the surface of the roof and raises its temperature 50 to 75°F. The sun’s rays are relentless, especially during the early afternoon hours. In addition to heat, the sun is the source of ultraviolet radiation, which has been shown to degrade and accelerate aging of asphalt shingles. If not for the protective layer of colored granules, roof shingles would fail very quickly. Other factors such as moisture, pollution and physical stresses like hail, snow loads, or tree limbs all contribute to the aging and degradation of your roof.

Seasonal changes and day to day weather also play a role in the aging of you roof. For example, consider the common situation in which the roof is bathed in the intense summer heat. On such a day the rooftop may reach temperatures in excess of 160°F. Then suddenly a violent thunderstorm rolls in. Almost instantaneously, the rooftop temperature drops 60-100°F as it is flooded with rainwater. The expansion and contraction caused by these thermal shocks causes stress on the roof components. This cycle repeats over years and decades resulting in cyclic fatigue of the shingles. In addition to the climatic and physical elements which impact the lifecycle of your roof, also consider internal conditions that accelerate the need for roof replacement. Testing has confirmed that inhibited air movement due to an improperly ventilated attic space causes a variety of problems. Elevated temperature which can literally cook the shingles. Elevated humidity allows moisture to permeate the wood deck and framing which causes it to fail prematurely. As you can see, the roofing environment is a hostile one with many factors influencing the longevity of your roofing shingles. The natural aging process begins as soon as the shingles are installed on your roof. Day after day, the shingles are exposed to the elements-sun, rain, heat and cold.’ Your roof never has a “good” day.

Asphalt is one of the primary ingredients in roofing shingles. Its purpose is to provide the waterproofing integrity for the roof. Secondarily, the asphalt holds the colored granules in place and contributes to the overall strength of the shingle. Asphalt, which is derived from petroleum, contains the oils that provide ductility and pliability to the shingles. During the lifetime of the shingles these oils begin to rise to the surface, where they are washed away by rainwater. In an attempt to restore equilibrium, new oils surface and the washing process continues. Also, the intense heat of the roof oxidizes or hardens’ the asphalt over time. You may be asking yourself, “What can I expect my roof to look like as this aging process takes place?” One or more of the following conditions may occur over time:

Curling: As the asphalt hardens over time, the granules which were once securely embedded begin to break away. Occasionally you may have seen the colored granules in your gutters. Also, as this hardening advances, the asphalt layers begin to shrink. Of course, all of this is occurring at a microscopic level and is not something which will be noticeable on a daily basis. As the asphalt layer shrinks, it is being countered by the shingle reinforcement, which resists shrinking. We now have a situation in which the top and bottom coatings are shrinking and the reinforcement is remaining stable. As a result, the edges of the shingle may begin to curl over time. In addition, organic shingles may exhibit signs of curling which might be considered excessive, however, this is not a manufacturing defect and would be considered part of the normal weathering process of organic shingles.

Surface Cracking: Another manifestation of the normal aging process may be the development of surface cracks. For example, as the oils of the asphalt are depleted due to heat, the shingle becomes more brittle, to the point where surface cracking may appear. The stresses created by thermal shock and the movement of the roof deck also increase the likelihood of surface cracking.

Blisters: During the course of natural weathering, small bubble-like raised areas known as blisters may appear on the surface of the shingles. The blisters may be small and pea-sized or as large as a quarter. The blisters may be open, exposing the asphalt, or closed. Blisters frequently result when minimum ventilation requirements are not met.

Staining: Finally, over a period of time, shingles may develop dark brown or black streaks that are sometimes mistaken for soot, dirt, moss or tree droppings. In actuality, this discoloration may be caused by algae growth. Although most roofing systems are susceptible to algae discoloration, it is most readily visible on white or light-colored shingles.

When your new roof was installed, friends and neighbors may have remarked how it enhanced the beauty of your home. However, research indicates that aging begins soon after the shingles are installed and progresses rapidly during the initial curing phase of its life cycle. During this stage, granule loss may occur, small blisters may develop, or the shingles may curl slightly at their edges. You may even notice that this curling is more pronounced during cold weather and the shingles may lie flat as temperatures rise. The good news, however, is that after this curing stage the shingles enter a long period of slow aging; which lasts for the major portion of the shingle’s natural life.

During the “mid-life” period, aging continues at a much slower rate. The cracking or granule loss still occurs but does not increase at a noticeable rate. Only after this long period of mid-life does the aging process begin to accelerate once again as the shingles enter their declining years. It’s during this period that homeowners normally think about replacing their roofs.

Contact us today to learn more about how we can improve your property.

Scroll to top