Roof Installation in East Dundee, IL

Roof installation in East Dundee is the full re-roof. Tear off the old shingles so the deck can be seen, then put back underlayment, ice-and-water shield, flashing, and a new field. A repair stays honest when one detail failed and the shingles around it still bend. The two jobs get mixed up because ZIP 60118 also covers West Dundee and Sleepy Hollow, and because an older house near the Fox and a later house up the bank do not wear out on the same schedule.

The longer tear-off and overlay guide is roof replacement. Chimney metal, a few lifted tabs, and ice at the eaves are roof repair. Hail and wind marks are storm damage roof repair. This page is the East Dundee version: the village permit, the housing mix, the storms NOAA actually located here, and what the written estimate should list. To start, request a free estimate. The form collects your name, email, and ZIP.

East Dundee is the smaller village on the east bank of the Fox River, directly south of Carpentersville. Illinois 72 crosses the river into West Dundee. Illinois 25 follows this bank of the Fox. Those roads explain the map. They do not explain which roof is finished.

The named district is the Historic District. The village's guidelines, accepted by the Village Board on April 21, 2025, say the district was established in 1981 for the historic downtown and the blocks around it. Section 1.4 describes the boundary in general terms: the municipal line on the north, along the south side of Carpentersville Middle School; Fourth Street and Van Buren Street on the east; Johnson Street on the south; and the Fox River and Third Street on the west. The same section calls the place a former railroad town built along the railway and the river, with low buildings and roof lines that change from lot to lot. A steep gable, a lower porch, and a dormer can share one house. That is a different installation from a repeated hip in a later subdivision.

Houses outside that boundary are still East Dundee. Many of them are newer than the downtown blocks. Write the village name with ZIP 60118. That ZIP also covers West Dundee, on the west bank, and Sleepy Hollow, in the woods past it. A form that keeps only the ZIP will mix a chimney on this bank with a leaf-packed valley farther west. Carpentersville, to the north, is mostly ZIP 60110.

The CMAP Community Data Snapshot for East Dundee reports 2020–2024 American Community Survey five-year estimates. The occupancy table lists 1,521 occupied housing units and 22 vacant units. The age table, for the same housing-unit universe, is not one roof generation:

• Built 2010 or later: 314 units (20.3 percent)
• Built 1990 to 2009: 529 units (34.3 percent)
• Built 1970 to 1989: 209 units (13.5 percent)
• Built 1940 to 1969: 251 units (16.3 percent)
• Built before 1940: 240 units (15.6 percent)

The two newest rows are 314 and 529, which is 843 units. The median year built is 1993. Kane County's median in the same snapshot is 1985. Treating every East Dundee roof as a nineteenth-century gable is the wrong read. So is treating the village as a new subdivision. The year built is a clue. The slope in the sun is the test.

By type, the snapshot counts 853 detached single-family houses (55.3 percent), 231 attached single-family houses (15.0 percent), and 276 units in buildings of 20 or more (17.9 percent). A detached gable, a townhouse with sidewall flashing, and a larger building are three different scopes. Under 225 ILCS 335/5, a limited roofing license is restricted to residential property of 8 units or less. A building in the 20-or-more group is outside that license. The bid should show which license it is, and the lookup below is how you check it.

ACS figures are estimates for a small village. CMAP warns that the margins of error can be large. They are not a roof-by-roof survey, and they do not say which houses leak. They do say an estimate that uses one description for all of East Dundee is guessing.

The same three installation figures are on the Carpentersville roof replacement cost section and, with the repair ranges, on the roof cost guide. They are labeled there as published estimates. They are not an East Dundee quote, and this page did not remeasure them.

None of those sources split a ranch from a downtown East Dundee gable. A steep roof with chimneys and a second layer to remove is a different project from one architectural layer on a later hip. The Chicago asphalt project is 30 squares, which is 3,000 square feet of roof, on a rectangular hip with two skylights. If your roof is not that project, the $28,454 figure is context, not your number.

Two add-ons show up after the tear-off, and the village guide requires both ice-and-water protection and ventilation. Angi, updated August 3, 2026, puts sheathing repairs around $1,200. Fixr, updated January 30, 2026, says deck repairs uncovered during a shingle job can add $150 to $1,000 or more. Angi, updated September 24, 2026, lists a ridge vent at $300 to $650. The cost guide's add-on section has those citations in full. The village's residential permit fee, $50 on the roof guide, is a separate line from the roof price.

The order that matches the village guide is short:

1. Inspection. Read the field, the layer count if an edge shows it, the flashing, the eaves, and the attic when the hatch is safe. Stay off a wet or steep roof to get the photos. The written scope says repair or installation, and tear-off or overlay.
2. Permit, before anyone strips shingles. The Roof / Re-roof Building Permit Guide and the building department page are the village's own instructions. Details are in the permit section below.
3. Tear-off, when that is the scope. The deck is where soft plywood and old leaks show up. An overlay skips this step and leaves those spots covered.
4. Install. Ice-and-water shield at the eave, underlayment on the rest of the deck, new flashing, ventilation the code requires, then the shingles or the other product the estimate named.
5. Final inspection. The roof guide names that inspection. The building department page says inspections are scheduled at least 24 hours ahead.

There is no published East Dundee calendar that says May is better than September. Shingles seal when the weather is warm enough for the adhesive, and a winter tear-off still depends on the forecast. Ice at the eaves is the reason a worn edge should not wait for another thaw if the field is already done. The estimate should say what the timing looks like for the roof in front of you, not a season for the whole ZIP code.

The product is a line on the estimate, not a certification this page can claim. No manufacturer partnership is stated here. Ask for the product name and the installation requirements in writing.

• Architectural asphalt shingles are the usual choice on a pitched house. They are thicker than three-tab shingles. The replacement materials section compares the tiers.
• Three-tab shingles are the thinner, lower-cost asphalt. They belong in the conversation only if the estimate explains the trade-off.
• Metal, including standing seam, is a different flashing job at walls and chimneys. The 2025 Cost vs. Value report prices one defined standing-seam project at $46,332 in the Chicago market, on the same Chicago page as the asphalt figure. That is a specified 3,000-square-foot project, not a price per East Dundee house.
• Low-slope sections, such as a porch or a nearly flat addition, may need a membrane. The village guide sets a minimum 2/12 pitch for asphalt shingles and says ice-and-water shield is required when the pitch is under 4/12.
• Impact-resistant shingles are a product people ask about after hail. The estimate should name the product and the rating it actually carries. This page does not award that rating.
• In the Historic District, the guidelines say to keep slate, tile, and other materials that are hard to replace, and to match the original in composition, size, shape, color, and texture when the old material cannot be saved. That rule is for the district, not a reason to put slate on a 2004 hip.

On every asphalt job the village guide also says galvanized nails, not staples, and underlayment felt of the proper weight. Replacing the field and leaving a cracked pipe boot or a cement-only chimney is how a new roof leaks in the first hard rain.

Read the Roof / Re-roof Building Permit Guide itself. It is the village PDF linked from the building department. The requirements at the top are a completed permit application and a copy of a valid State of Illinois roofing license. The inspections line names one inspection: final. The fee line lists $50 for residential. The guide does not print a commercial fee. Do not invent one from the residential number.

The same sheet sets the installation rules a bid should repeat:

• Ice-and-water shield from the leading edge of the roof to a point at least 24 inches past the interior side of the exterior wall.
• When new materials go over one existing layer, roof vents, plumbing stacks, furnace flues, and all step flashing have to be reflashed into the new roof.
• Galvanized nails and underlayment felt. Shingles may not be stapled.
• Flashing where the roof meets a wall or a different material, including wood, brick, stucco, siding, and a chimney chase.
• Ventilation for the attic and other enclosed spaces. Vents may have to be added.
• Asphalt shingles only at 2/12 or steeper, with ice-and-water shield required under 4/12.

The building department page says the village has specification sheets for common work, including roofs, and that permit fees may double when work starts without a permit. It also lists the codes the village has adopted, including the 2021 International Residential Code with amendments, under Building Code Ordinance 25-16. The guide still tells readers to call an older department name with license questions. The current check is the IDFPR license lookup. The guide also says a state roofing license is not required when the roofing is done without compensation. That is the village's sentence about unpaid work, not a recommendation.

The roof guide does not ask for a homeowners-association letter. Some townhouse associations ask for one anyway. That is the association's rule, not a line this page can add to the village fee. Confirm the current application before work is scheduled. This page is not a permit and it is not the fee.

A re-roof on a house outside the district is the building permit above. Inside the district, the Historic District Guidelines add a design review. Section 2.2-1 says exterior work, as the guidelines define it, needs a Certificate of Appropriateness. The list includes demolition, additions, and rooftop decks, and it also says all exterior work covered by the document.

Section 3.6 is the roof chapter for existing buildings. The original roof form stays. Parapets, cornices, brackets, and chimneys that give the roof its character stay. Slate, tile, and other uncommon materials should be repaired when they can be, and replaced with a close match in composition, size, shape, color, and texture when they cannot. The roof is not supposed to gain features or materials that fight the building. Solar panels and skylights, when they are part of the work, go toward the rear so they are less visible from the street.

Section 4.6, for additions and new construction, says the district is mostly flat roofs and gables, with some gambrel, mansard, and dormer roofs, and that flat and gable forms are the ones the guidelines prefer for new work. That is a design note for a new roof shape, not a rule that an existing house must be rebuilt into a gable.

Whether a particular address sits inside the boundary, and whether a like-for-like shingle replacement needs the certificate, are questions for the village. The guidelines page and the PDF are the documents to take to that conversation. This page is not the certificate.

On the older east-bank houses the leak that returns is usually at a joint. Counterflashing pulls out of weathered mortar. An earlier repair is often roof cement instead of new metal. Cement goes brittle through a freeze-thaw winter and opens on the next mild day. Step flashing into a sidewall fails the same way when the pieces are short or missing, and the stain shows up over a window.

One open joint on shingles that still bend is a repair. If the tabs break while they are lifted, the field is finished and roof installation is the clearer scope. Many of these roofs already carry a second layer. Another cover hides the deck. The roof repair guide is the longer list of local problems. Use it when the issue is one spot. Use this page when the spot is East Dundee and you are deciding whether the spot is the whole job.

Winter here is repeated freeze and thaw, not one long freeze. Attic heat melts snow over the rooms, water runs to the cold eave, and a dam forms. The stain shows at the outside edge of a ceiling while the upper shingles still look ordinary. Say so if the drip appears only after snow. That visit is not a split plumbing boot in July. Wind usually comes from the west and southwest, crosses the Fox, and loads the slopes that face the valley. Name the side where the pieces landed.

A hail photo from Carpentersville is not an East Dundee inspection. The NOAA Storm Events Database places the two reports below at East Dundee. They are point reports, not a full history of Kane County and not a survey of which roofs were bruised. Search the database for other dates. Events logged in Carpentersville, including the ones on the storm damage page, stay on that page unless NOAA's location line says East Dundee.

The August 28, 2018 episode narrative says about 110,000 customers were without power at the height of the storms across northern Illinois. That figure is the episode, not a count of East Dundee roofs. The East Dundee event narrative is one tree on a transformer. Both East Dundee rows list $0.00K in property damage. Read that as the database entry. It does not mean every roof was fine, and it does not mean every roof was hit.

From the yard, look for random dark spots, a fresh granule pile at the downspout, and dents in gutters and vent caps. A dry ceiling the next morning does not end the question. A bruised mat can shed a light rain and crack open later.

Can insurance pay for roof installation after hail in East Dundee?

No one can promise that from this page. Angi, updated March 5, 2026, says homeowners policies rarely cover ordinary wear and tear. This Old House, updated October 7, 2026, says a policy might cover repair or replacement after severe weather or a fallen tree, and that the insurer is the one to ask. A NOAA report for East Dundee does not prove your roof was hit. Under 815 ILCS 513/18, a contractor may not offer to pay or rebate your insurance deductible. The free estimate describes the roof and a repair or installation scope. It does not open a claim.

The visit is free, and sending the form does not obligate you to go further. The form collects your name, email, and ZIP. Put East Dundee on the request even though the ZIP field is 60118. Photos from the ground help. You do not need a shingle brand before you ask.

A useful written scope names:

• Repair or roof installation, and why, for this roof
• Tear-off or overlay, and the layer count if an edge shows it
• Ice-and-water shield from the eave to at least 24 inches inside the exterior wall, matching the village guide
• Underlayment, nails rather than staples, flashing at chimneys and walls, and ventilation
• Reflashing of vents, stacks, flues, and step flashing if anyone proposes going over one existing layer
• Who applies for the village permit
• The Illinois roofing license name and number, as they appear on the license
• Deck repairs as an allowance or a unit price, because they are hidden until the tear-off
• No offer to pay or rebate an insurance deductible. The storm-contract rules explain that ban.

Tear-off is the usual scope when a second layer is already on the roof, the deck has not been seen, or the tabs break when they are lifted. The village guide describes going over one existing layer only if vents, plumbing stacks, furnace flues, and step flashing are reflashed into the new roof. An overlay hides the deck. The estimate should name tear-off or overlay and say why.

Roofing licenses and home-repair contracts are two different Illinois laws. 225 ILCS 335/5 is the roofing license: the licensee's name and license number go on every bid and contract, and a city or county that requires a permit may not issue one without proof the contractor's roofing license is current. Holders of a limited license are restricted to residential buildings of 8 units or less. An unlimited license can cover residential, commercial, and industrial work. CMAP's count of 276 units in buildings of 20 or more is why the class of license matters in this village, not only the fact that a number is printed on the bid.

815 ILCS 513/15 is the Home Repair and Remodeling Act. Before home repair or remodeling work over $1,000, the person doing the work has to give you a written contract or work order that states the total cost, including parts and materials listed with reasonable particularity and any charge for an estimate, plus the business name and address. Section 20 requires the "Home Repair: Know Your Consumer Rights" pamphlet before a contract over $1,000 is signed, with a signed acknowledgment. Section 18 covers repairs after damaging weather, including the ban on offering to pay a deductible. This is a summary, not legal advice.

The IDFPR roofer brochure says to write the number down and check it. Licensed roofer numbers start with 104-. The lookup itself is on IDFPR's check-a-license page, which links to the professional-regulation license lookup. This page does not list a license number, a rating, or a year anyone started.

A shingle warranty is the manufacturer's promise about the product, under that company's own terms. A workmanship warranty is the installer's promise about how the roof was put on. They are different documents, and a long product term does not cover a flashing detail that was left out. Ask to read both before you sign. This page does not state a term, a brand, or what either warranty will pay.

East Dundee shares weather with the towns around it and does not share one roof type with them. Open the town that matches the house, or request a free estimate and name the village. The form collects your name, email, and ZIP.

• Carpentersville roofing, ZIP 60110, on the north side of the village line
• Roofing in West Dundee, the west bank, same ZIP 60118
• Roofing in Sleepy Hollow, wooded lots west of West Dundee, same ZIP
• Roofing in Algonquin, north of Carpentersville, mostly ZIP 60102
• East Dundee on the service area page, the short hub note