Old Town, the river, and roofs that have been patched before
Route 31 runs through the older part of West Dundee, and Route 72 crosses the river into East Dundee. Roofs in this band have been worked on the most. Chimney metal has often been coated instead of rebuilt, and some houses already carry two layers of asphalt. Another overlay then hides the deck instead of letting anyone see it.
Ice still forms on the houses closest to the water. A ridge at the eave and a stain at the top of an exterior wall are the winter signature, even when the upper field looks fine. A leak that returns at the same chimney after a cement repair is usually that joint, opened by the next freeze. Flexible shingles can take new metal. Tabs that crack as they are lifted turn the visit into a tear-off.
Mid-century ranches and the slopes that face the wind
West of Route 31, postwar ranches and split-levels are a simpler shape and a different failure. West and southwest slopes take the wind, so tabs lift there first, while a shaded rear slope on the same house can still be sealed. Granules follow the sun: the afternoon slope goes bald and the north side stays gray. The year the house was built does not decide it. One slope can be finished while the other still has life.
A small wind loss on brittle tabs will not weave in cleanly. The patch makes a larger hole. The estimate should name the slope rather than jump to a whole-house replacement or promise a neat repair the field cannot hold.
Later houses toward Route 72 and Randall Road
Houses from the 1990s and 2000s, toward Randall Road and Route 72, are usually still on one layer of architectural shingles. South- and west-facing slopes lose granules together, rubber boots split, and an uncleared valley holds water against the cut edge. That is closer to Algonquin's subdivision roofs than to Old Town. One description for all of West Dundee is the wrong description.
Hail that dents gutters in East Dundee can crease an entirely different set of slopes on this bank, or miss them. A hail and wind damage inspection reads your own metal and your own downspouts. A photo from across the bridge is not your inspection. Stay off a wet or steep roof to get a closer look.
Re-roof notes to confirm with West Dundee
West Dundee publishes re-roof guidance that treats replacement of the roof covering as permit work, and that describes ordinary repairs in a way that leaves out a recover or a replacement. The published sheet has also described a two-layer limit and ice-and-water shield from the eave to a point inside the exterior wall. Some subdivisions add covenants on top of the village rules. Fees and the line between a repair and a replacement can change. Read the current sheet, or ask the village, before work is scheduled. This page is not a permit or a reading of anyone's covenants.
Repair, leaks, replacement, and storm damage
A layered roof near the river and a single architectural layer toward Randall Road should not share one scope.
- Roof repair — A repeat chimney leak in Old Town, or a few lifted tabs on a slope that still lies flat.
- Roof leak repair — Water at a patched joint, or a stain that returned after cement.
- Roof replacement — Two layers already in place, or a sunny slope gone bald while the north side looks even.
- Storm damage — West and southwest slopes take the gusts. Hail on the east bank is not proof this bank was hit.
- Roof replacement and repair cost — published national and Chicago-region ranges. Not a quote for West Dundee.
Request a free estimate in West Dundee, IL. The West Dundee section on the service area page stays available as the shorter hub note.