Ranch home reroofs and new gutters in Milwaukie, OR 97222
Milwaukie homes from the 1940s and 1950s are reaching their second or third roof, and plenty of gutters along Lake Road and in Ardenwald are long past due. We replace roofs and hang new gutters all over town.
Most Milwaukie roofs we look at are asphalt shingle over postwar ranches and older downtown houses, and the common needs are a full tear-off with new decking where it has gone soft, new seamless gutters, and moss treatment on shaded slopes. A typical shingle replacement here runs $11,480 to $19,870 depending on size, layers and pitch. Call (503) 917-5484 for an on-roof look and a written estimate.
Milwaukie sits just south of Sellwood, with Johnson Creek winding through it and the Willamette along its west edge. That position means wet winters, a lot of big shade trees and plenty of roofs that stay damp from October to May. Many houses here went up right after the war, and a good share still carry a roof that was laid over an older one. When that second layer fails, the fix is a full tear-off, not another patch.
We work across the city, from the older streets near downtown and Milwaukie Bay Park out to the ranch blocks off King Road and the Oak Grove side near the 97267 ZIP. Most calls are for leaks around chimneys, worn shingles on south slopes, moss on north slopes and gutters that overflow every storm. We walk the roof, check the attic from below, and tell you plainly whether it needs a repair or a replacement.
What Milwaukie roofs are made of and how old they are
The core of Milwaukie is postwar housing: one story ranches and small cottages from the 1940s through the 1960s, usually with low to medium pitch gable roofs and simple layouts. Many were reroofed in the 1980s or 1990s with three tab shingles, sometimes over the original layer. Near downtown and along the river you also find older homes from the early 1900s with steeper roofs, board sheathing and brick chimneys that need new step flashing and counterflashing when the roof comes off.
Newer infill and townhomes have gone up near the MAX Orange Line stations at Main Street and Park Avenue, and those usually carry architectural shingles with ridge vents. Along McLoughlin Boulevard and Highway 224 there are small commercial buildings with flat roofs covered in torch-down or older built-up layers. On the residential side, our most common replacement is a tear-off to the boards, new plywood where the sheathing has gaps, synthetic underlayment, ice and water shield in the valleys and a Malarkey or GAF architectural shingle.
Which roof problems show up most in Milwaukie?
Two layers of tired shingles
Plenty of postwar Milwaukie houses have a second layer laid over the original roof. The extra weight and trapped moisture wear both layers faster, and nails cannot hold well through them. A full tear-off lets us see and fix the decking underneath.
Board sheathing with wide gaps
Older homes near downtown were built with spaced boards instead of plywood. Modern shingles need a solid deck, so on many tear-offs we lay new plywood or OSB over the boards before the underlayment and shingles go on.
Undersized gutters and buried downspouts
Many homes still have small 4 inch gutters and downspouts that drain into old clay lines. Leaves from big street trees clog both, water spills over the fascia, and the trim and soffit start to rot near the corners.
Moss on north slopes near Johnson Creek
Lots along Johnson Creek and the shadier blocks of Ardenwald stay damp most of the year. Moss lifts shingle edges and holds water against the mat. We remove it by hand and soft wash, then add zinc strips at the ridge.
Leaks at old brick chimneys
Many chimneys here have tar patches instead of real flashing. Once the tar cracks, water runs down the brick into the attic. We cut in new step flashing and counterflashing and build a cricket behind wider chimneys.
Roofing services in Milwaukie
These are the jobs we do most often on Milwaukie homes and the small commercial roofs along McLoughlin Boulevard.
Roof Replacement
When patches stop holding and the shingles are bare, curling or shedding granules, a full reroof is the smarter spend. We replace Portland roofs from...
Asphalt Shingle Roofing
Asphalt shingles cover most Portland roofs, but the line you pick, the granules on it and how each shingle is nailed decide how well it handles eight...
Seamless Gutter Installation
Seamless aluminum gutters formed on site to fit your Portland home, sized for our long rainy season and fitted with downspouts that move water away...
Roof Leak Repair
A stain on a Portland ceiling is rarely under the hole that caused it. We trace the water back along rafters and decking to the true entry point...
Chimney Flashing Repair
Portland's old brick chimneys are the single most common leak point we see. Proper chimney flashing uses two layers of metal, one woven into the...
Roof Moss Removal
Moss on a Portland roof is almost a given under the firs. We take it off by hand and brush, treat what is left and add zinc so it grows back slower.
Dry Rot & Roof Deck Repair
A soft spot underfoot on the roof or a sag you can see from the street points to rotted sheathing below the shingles. We open Portland roofs, remove...
Flat Roof Repair
Low-slope roofs in Portland hold water for months at a time. We find where it's getting in, repair the membrane, seams and drains, and get your flat...
How a roof job runs on a Milwaukie street
Most Milwaukie lots are flat and easy to reach, so a tear-off usually takes one to two days on a ranch home. We park the dump trailer in the driveway or along the curb, tarp the shrubs and lay plywood over the lawn where shingles will land. Older homes near downtown can have tight side yards, so we plan the ladder and chute spots ahead of time. We run a magnet sweep for nails before we leave each evening.
Roofing questions from Milwaukie
How much does a new roof cost on a Milwaukie ranch house?
A tear-off and new architectural shingles on a typical single story Milwaukie ranch of around 1,400 to 1,800 square feet usually lands between $11,480 and $19,870. Extra layers, soft decking, chimney work and gutters move that number. We give you a written estimate after we have been on the roof and in the attic.
Should I replace the gutters when I replace my roof in Milwaukie?
If your Milwaukie gutters are the original small size or are pulling away from the fascia, doing them at the same time makes sense. The new drip edge and gutters fit together cleanly, and we can swap any rotted fascia boards while the roof edge is open. Newer gutters in good shape can usually stay.
Can you remove moss from a Milwaukie roof without damaging it?
Yes. On Milwaukie roofs we brush the moss off by hand from the top down, then apply a soft wash treatment that kills the roots. We never pressure wash shingles, because it strips granules and shortens the life of the roof. Zinc strips near the ridge help slow regrowth.
Do you work on the commercial buildings along McLoughlin in Milwaukie?
We do. Many small shops and offices along McLoughlin Boulevard and Highway 224 in Milwaukie have flat roofs with torch-down or older built-up layers. We patch blisters and open seams, clear drains and scuppers, and replace the membrane with TPO or modified bitumen when the old roof is past saving.
Nearby places we roof
Roof trouble in Milwaukie?
Call and describe what you are seeing. We answer 24/7 and send a roofer as soon as one is free.