Roof Replacement in Holland, MI
Lifetime Construction Builders tears off and replaces most Holland shingle roofs in 1 to 2 days, and most homes cost $11,000 to $22,000 with Atlas architectural shingles.
Request a free estimate- Michigan license 252400088
- Insured: $1M liability, $2M workers' comp
- BBB Accredited
- Atlas Preferred Contractor
What a roof replacement finds on Holland's older houses
63.1% of Holland's 13,998 homes were built before 1980, and 3,292 of them date from 1939 or earlier. The median house is from 1957 on the city's Ottawa County side and from 1985 on its Allegan County side.
An older house can hide more than worn shingles, so your free inspection checks four things before you get a price.
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Layers
Michigan's residential code bars a new layer over a roof that's already two layers deep, water-soaked, or deteriorated. We tear every roof we replace down to the deck.
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Decking
The City of Holland's design guidelines name settling rafters as one cause of leaks in older roofs. Damaged decking is replaced at $80 to $150 a sheet.
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Chimneys and ridges
The same guidelines name cracked chimney masonry and loose flashing around chimneys and ridges. Michigan's code doesn't allow rusted flashing to go back on a new roof.
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Eaves
Holland's freeze-thaw winters push meltwater up under the shingles at the eaves. Ice-and-water shield goes on every replacement, from the eaves to 24 inches inside the wall line.
Sources: U.S. Census Bureau, American Community Survey 2020–2024, tables B25034 and B25035; City of Holland Historic District Design Guidelines; 2015 Michigan Residential Code, R905.2.7.1.
Questions about a new roof in Holland, MI
Permits, historic districts, repair or replace, winter work, and insurance.
Do I need a permit to replace my roof in Holland?
Yes, inside the City of Holland. The city requires a building permit for a new roof or a re-roof, and Community & Neighborhood Services issues it. Once the permit is in hand, Lifetime Construction Builders finishes most shingle homes in 1 to 2 days on the roof.
What if my Holland house is in a historic district?
You need a Certificate of Appropriateness before the building permit. The City of Holland charges $25 for it and wants the application at least 10 business days before the Historic District Commission meets. Your written estimate from Lifetime Construction Builders names the shingle, so you know what you're applying for.
Does my Holland roof need replacing, or will a repair do?
The free inspection tells you plainly which one your roof needs. Most roof repairs from Lifetime Construction Builders cost $450 to $1,500. Inside the City of Holland, a repair to less than 25% of the roof doesn't need a permit.
Can you replace a roof in a Holland winter?
Yes. Below about 40°F, the crew hand-seals each shingle, because the factory sealant needs warmth to bond. Snow cover can push back the free inspection, since the shingles have to be seen to be judged. Lifetime Construction Builders counts the season among the things that can move the price.
Will insurance pay for a new roof in Holland?
Often, when a covered storm caused the damage, but your policy and your adjuster decide. Lifetime Construction Builders helps with the claim at no extra cost, and you pay only your deductible on insured work. On a Michigan policy issued or renewed on or after July 1, 2025, your insurer can't depreciate labor without an optional endorsement.
Roof replacement cost in Holland, MI
We price a new roof by its size in squares and by what the inspection finds under the shingles. A square is 100 square feet of roof surface, not of floor.
You get one price in writing, and it holds once the work starts. Decking is the only item added by the sheet, because a damaged board often shows only after the tear-off.
What a new Atlas shingle roof costs in Holland
- Most homes, Atlas architectural shingles$11,000–$22,0001 to 2 days on most shingle homes
- Per square (100 sq ft of roof)$500–$700Tear-off, ice-and-water shield, drip edge, and haul-away included
- Large or steep roofs$22,000–$32,00028 squares or more, or steeper than 6:12
- Replacement decking$80–$150Per sheet, only where the old decking is damaged
What moves the price
- Roof size and pitch
- Layers to tear off
- Decking condition
- The roofing material
- The season, since cold-weather installs may need hand-sealing
Free inspection and written estimate. Financing available, ask Luis about financing options. 5% military discount. We take credit card, check, or cash.
A real person answers 24/7 (616) 360-2522
Holland's re-roof permit and historic district rules
These rules cover houses inside the City of Holland. Outside the city limits, your township sets its own roofing permit and fee.
The city's building permit
The City of Holland requires a building permit to put a new roof on a house or to re-roof it. The permit comes before the tear-off date.
- Needed for
- A new roof or a re-roof
- Not needed for
- A repair to less than 25% of the roof
- Issued by
- Community & Neighborhood Services, (616) 355-1330
- Our license
- Michigan license 252400088
- Snow load
- Michigan's code sets Holland's ground snow load at 50 pounds per square foot, on both the Ottawa and Allegan County sides
In a Holland historic district
A house in one of the city's historic districts needs a Certificate of Appropriateness before the building permit. The application goes to the Historic District Commission, so plan for its meeting date.
- Fee
- $25
- Deadline
- At least 10 business days before the commission meets
- Order
- The certificate first, then the building permit
- What you apply for
- The shingle named on your written estimate
Sources: City of Holland Historic District Design Guidelines; Mich. Admin. Code R 408.30515.
How a Holland roof replacement runs, from your call to the nail sweep
Luis, our Michigan regional manager, is your one contact through all six steps, and he picks up when you call.
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A real person answers your call
Call (616) 360-2522 at any hour. The line is answered 24/7, and Luis books your free roof inspection on that call.
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A free inspection and a straight answer
The inspection counts the layers and checks the decking, the flashing, and the eaves. Then you're told plainly whether the roof needs replacing or a repair is enough.
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One written price that holds
Your estimate gives one price for the whole replacement, and it doesn't change once work starts.
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The permit, and the certificate in a historic district
Inside the City of Holland, the building permit comes before the tear-off. In a historic district, the $25 Certificate of Appropriateness comes before the permit.
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Tear-off, ice-and-water shield, and new Atlas shingles
The crew strips the roof to the wood deck and replaces damaged sheets. Ice-and-water shield and drip edge go on next, then the Atlas architectural shingles, course by course.
Two roofers in winter hats nailing a ridge vent along the peak -
Haul-away, cleanup, and a nail sweep
Before they leave, the crew hauls the old roofing away, cleans up, and sweeps your yard for nails.
A finished dark shingle roof on a stone house
Our Michigan license, insurance, warranty, and Atlas credentials
Michigan requires a residential builder or maintenance-and-alteration license for roofing work of $600 or more. Ours is 252400088, and you can look it up with LARA, the state licensing department. Daniel Retana has run this family-owned roofing contractor since 2009.
- Lifetime transferable warrantyOn every roof we install
- AtlasPreferred Contractor
- Pinnacle PristineAtlas Authorized Installer
- 252400088Michigan license
- 2009Roofing since
- $1M / $2MLiability / workers' comp insurance
More roofing in Holland, MI
A worn roof doesn't always need replacing. Roof repair and storm damage repair in Holland each have their own page and prices.
Our Holland page lists every roofing service we offer in the city.
Roofing in HollandGet a free roof replacement estimate in Holland, MI
Send your name, your number, and a few words about your roof. We'll call back to set up your free inspection and written estimate, or you can use our contact page.
Talk to a real person now (616) 360-2522Got it, thank you.
We'll call you back at the number you gave us. If water is coming in right now, call (616) 360-2522.