Professional Roofing Contractors In Somersett, NV
Looking for professional roofing contractors in Somersett, NV? We work with licensed, insured professionals who deliver quality workmanship and stand behind their installations.
Popular Roofing Services in Somersett
Our Roofing Project Process
1. Initial Consultation
We discuss your roofing needs—replacement, repair, or new construction. Understanding your situation helps us connect you with appropriate contractors.
2. Roof Inspection and Assessment
Contractors inspect your roof's current condition, measure square footage, evaluate decking, assess ventilation, and identify any structural concerns.
3. Material Selection and Proposal
Contractors present material options suitable for Reno's climate, discuss pros and cons of each, and provide detailed quotes including materials, labor, warranties, and timeline.
4. Contractor Matching
We connect you with licensed, insured roofing contractors experienced with your specific roof type and material preferences. You compare multiple proposals.
5. Scheduling and Permits
Your selected contractor schedules the project, obtains necessary permits, orders materials, and coordinates with HOA if required.
6. Roof Installation
Contractors complete tear-off (if applicable), inspect and repair decking, install underlayment and roofing materials, install flashing and edge protection, and ensure proper ventilation. Most residential roofs complete in 1-3 days depending on size and complexity.
6. Cleanup and Final Inspection
Thorough cleanup removes all debris and nails. Final inspection ensures code compliance. Contractor provides warranty documentation and care instructions.
Roofing in Somersett — What Homeowners Should Know
Master-Planned Community Structure
Developed by S3 Development beginning in 2001, Somersett spans approximately 3,000 acres on the slopes of Peavine Mountain in northwest Reno. The community includes several distinct neighborhoods with different architectural styles and price points, from townhomes in areas like The Village to custom homes near the golf course. Sierra Canyon, the Del Webb 55+ active adult section with over 1,200 homes, functions as a sub-association within the larger Somersett Owners Association. The community features The Club at Town Center and the Aspen Lodge clubhouse, two golf courses including the championship 18-hole Somersett Golf & Country Club and the nine-hole Canyon Nine, and 27 miles of hiking and biking trails throughout the development.
HOA Architectural Review Requirements
All exterior modifications in Somersett, including roofing projects, require approval from the Somersett Owners Association’s Architectural Review Committee before work begins. This is perhaps the most important consideration for Somersett homeowners planning roof replacement or repairs. The HOA maintains specific architectural guidelines covering materials, colors, and styles to preserve the community’s visual cohesion and property values. Homeowners must submit detailed proposals including material specifications, color samples, contractor information, and project plans for committee review. The approval process typically takes several weeks, and work cannot begin until written approval is received. Contractors familiar with Somersett’s procedures can help prepare compliant proposals and avoid delays or rejections that could postpone your project.
Washoe County Permitting and Inspections
Beyond HOA approval, roofing projects in Somersett also require building permits from Washoe County. The county has streamlined this process with its online system at onenv.us and offers EZ Permits for straightforward re-roofing projects completed by licensed contractors. After receiving HOA approval, contractors submit permit applications to Washoe County’s Building Department, which reviews plans for code compliance before issuing permits. County inspections are required during and after construction to verify work meets International Building Codes and Nevada state requirements. Experienced local contractors coordinate both the HOA approval and county permitting processes, ensuring your project proceeds smoothly through both layers of oversight.
Climate Challenges at Peavine Mountain Elevation
Somersett’s location on the slopes of Peavine Mountain presents specific climate considerations for roofing systems. At elevations ranging from approximately 5,000 to over 5,500 feet, the community experiences more winter precipitation than lower Reno areas, including heavier snow accumulation during storms. Nevada’s intense UV radiation—among the highest in the nation—accelerates aging of roofing materials, particularly asphalt shingles. The combination of bright sun exposure and freeze-thaw cycles during winter creates demanding conditions that stress roofing systems. Extreme temperature fluctuations between scorching summer days and cool desert nights cause thermal cycling that can lead to material fatigue over time. Wind exposure on the hillside lots, particularly in higher elevations near Peavine, adds another factor contractors must consider during installation.
Architectural Diversity and Material Considerations
Somersett’s architectural guidelines vary somewhat by neighborhood section, reflecting the community’s planned diversity from townhomes to executive properties. Some areas feature contemporary styling, while others emphasize more traditional mountain or desert aesthetics. Your approved roofing materials must align with both your specific neighborhood’s guidelines and the overall community standards. Many Somersett homes use architectural asphalt shingles in earth tones and neutral colors that complement the natural desert and mountain setting. Some sections permit tile roofing, which performs well in this climate. Metal roofing may be allowed in certain areas, particularly if it complements the home’s architectural style. Understanding which materials the HOA permits for your specific location prevents wasted time and helps you plan realistically from the start.
Property Value Protection
With home values in Somersett ranging widely depending on location and size—from townhomes to multi-million dollar golf course properties—maintaining your roof properly protects a substantial investment. The HOA’s architectural standards exist partly to preserve property values throughout the community, and visible roof deterioration can affect not just your home but surrounding properties. Regular maintenance, timely repairs, and quality replacements using approved materials help maintain the community’s appeal and your property’s value. The comprehensive amenities and desirable location seven miles from downtown Reno contribute to strong demand in this community, but homes must be well-maintained to capture that value when it’s time to sell.
Roofing Contractor Costs in Somersett
Roofing costs in Somersett reflect several factors: the need for HOA-approved materials, Washoe County permitting fees, typical northern Nevada labor rates, and the quality installations needed to withstand this climate. Understanding these cost elements helps you budget appropriately and evaluate contractor proposals.
Typical Project Cost Ranges
| Project Type | Typical Cost Range | Notes |
|---|---|---|
| Asphalt Shingle Roof Replacement (average home) | $8,000 – $14,000 | HOA-approved architectural shingles; 20-25 year lifespan |
| Premium Architectural Shingles | $10,000 – $17,000 | Enhanced UV resistance; better for Nevada climate |
| Metal Roofing Installation | $16,000 – $30,000+ | 40-50+ year lifespan; superior desert performance |
| Tile Roofing (Concrete or Clay) | $19,000 – $35,000+ | Excellent durability; southwestern aesthetic; may require structural assessment |
| Roof Repairs (typical) | $400 – $1,600 | Varies by damage extent; includes small HOA review if visible |
| Emergency Storm Damage Repair | $600 – $2,500+ | Wind or hail damage; may involve insurance claims |
Key Factors That Influence Pricing
Several elements affect your final roofing cost beyond basic square footage. Roof complexity matters significantly—homes with multiple roof planes, steep pitches, dormers, or skylights require more labor and careful installation. Custom homes on golf course lots or hillside properties with dramatic rooflines cost more to roof than simpler ranch-style homes. Material selection drives major cost differences, with basic three-tab shingles (rarely approved in Somersett) at the lower end, architectural shingles in the middle range, and metal or tile at the premium level.
The condition of your existing roof structure affects cost if repairs are needed before new roofing can be installed. Ventilation upgrades, while adding to upfront cost, prove essential in Nevada’s climate for extending material life and preventing heat buildup. The number of layers being removed impacts disposal fees—if your home has multiple old layers, removal costs increase. Height and accessibility matter, particularly on hillside properties where material staging and safety equipment become more complex.
Somersett-Specific Cost Considerations
Roofing in Somersett involves costs beyond typical residential projects. HOA architectural review fees, while modest, add to the overall expense. The requirement for HOA-approved materials may limit your ability to select the cheapest options, but this protects both your investment and the community’s standards. Properties on steeper hillside lots may face higher labor costs due to access challenges and safety requirements. Golf course or view properties with more complex architectural features typically cost more to roof properly.
Labor rates in the Reno area typically run $1.50-$3.50 per square foot for installation, which is moderate compared to major West Coast markets but higher than rural Nevada areas. Material costs benefit from the community’s proximity to Reno suppliers and good distribution from California. The compressed optimal roofing season—late spring through early fall at this elevation—can create some scheduling pressure during peak summer months. However, mild weather often extends the working season compared to higher Sierra elevations.
Importance of Detailed, Compliant Estimates
Quality contractors provide comprehensive written estimates that account for all project aspects. Your estimate should specify exact shingle manufacturer and model, warranty details, underlayment type, ventilation improvements, flashing specifications, and HOA compliance elements. The proposal should clarify what’s included in permit fees—both county building permits and any HOA review fees. It should detail disposal costs for old materials and clarify whether the price includes unexpected repairs discovered during tear-off, or if those would be additional.
Contractors experienced with Somersett projects include time and expertise for preparing HOA submissions in their pricing and timeline estimates. Be cautious of quotes significantly lower than others—they may not account for HOA-compliant materials, proper desert-climate installation techniques, or adequate warranty protection. The lowest price rarely delivers the best long-term value when you’re protecting a significant home investment in a premier community where visible quality matters to both property values and HOA standards.
What Makes Our Contractor Network Different
Somersett HOA Experience
Contractors in our network have extensive experience working within Somersett’s architectural review process. They understand the Somersett Owners Association’s specific requirements, know which materials and colors typically receive approval for different neighborhoods, and can prepare comprehensive proposals that satisfy the Architectural Review Committee’s standards. They’ve developed working relationships with the HOA staff and understand realistic review timelines. This familiarity prevents costly mistakes like ordering materials before receiving approval or selecting products that won’t meet community guidelines. They can also coordinate timing between HOA approval and county permitting to keep your project moving efficiently once approvals are secured.
Multiple Neighborhood Knowledge
Somersett’s size and diversity mean roofing requirements vary by section. Contractors who work regularly in this community understand the differences between Sierra Canyon’s Del Webb homes, The Village townhomes, Belli Ranch properties, and custom homes near the golf course. They recognize which architectural styles predominate in various neighborhoods and can recommend appropriate materials and approaches for each. This knowledge helps homeowners make informed choices that both satisfy HOA requirements and suit their home’s specific architecture and their budget constraints.
Nevada Climate Expertise
High desert roofing requires specific knowledge that contractors working primarily in moderate climates may lack. Our network contractors understand how intense UV radiation affects different roofing materials, know which products actually perform well through repeated freeze-thaw cycles at this elevation, and can specify underlayments and ventilation systems appropriate for Somersett’s conditions. They understand thermal expansion issues in desert environments, know proper installation techniques for high-wind exposure, and can identify when homes need structural assessment before heavier materials like tile are installed. This climate-specific experience protects your investment and prevents premature failures.
Washoe County Permitting Efficiency
Beyond HOA familiarity, our contractors work regularly with Washoe County’s Building Department and understand current code requirements and inspection procedures. They’re comfortable with the county’s online permitting system and know how to expedite approvals for straightforward projects while handling more complex applications when needed. They schedule inspections appropriately and understand what county inspectors look for, preventing delays from inspection failures. This dual expertise—both HOA and county processes—streamlines the overall approval and inspection timeline.
Local Supplier Relationships
Contractors who work consistently in the Reno area maintain established relationships with local building material suppliers. These connections provide advantages including better access to in-stock materials, competitive pricing through volume purchasing, and quick resolution if product issues arise. Suppliers familiar with local contractors also stock materials proven to perform in Nevada’s climate rather than products designed for different environments. For Somersett projects specifically, experienced contractors know which suppliers carry HOA-compliant materials and can provide samples needed for architectural review submissions.
Accountability to Community Standards
Local contractors working in Somersett understand their reputation depends on satisfied homeowners in this visible, close-knit community. Poor workmanship or service problems become known quickly in a development with nearly 11,000 residents, active social groups, and strong community engagement. This creates powerful incentive for contractors to deliver quality work, stand behind warranties, and remain available for any follow-up needs. Contractors who regularly work in the community can often provide references from previous Somersett clients, giving you additional confidence in their capabilities and service quality.
Licensed and Insured Contractors Only
Every contractor in the Reno Home Remodel network maintains active Nevada contractor licensing and carries both comprehensive liability insurance and workers’ compensation coverage. We verify these credentials before making referrals, and this verification protects you significantly. Licensed contractors must meet state requirements for competency and financial responsibility. Insurance coverage protects you from liability if accidents occur during roofing work—a real concern given the inherent dangers of the work and the heights involved on some Somersett properties. Workers’ compensation coverage means you’re not responsible if crew members are injured on your property. Never hire unlicensed or uninsured contractors regardless of pricing—you’re assuming substantial legal and financial risk for relatively modest potential savings, and the HOA may have concerns about unlicensed work as well.
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Frequently Asked Questions About Roofing in Somersett
Below are some of the most common questions Our Network get from families about Roofing. If you have any other questions contact us!
How long does roof replacement take?
Timeline depends on size and complexity:
- Simple ranch home (1,500 sq ft): 1-2 days
- Average two-story home (2,000-2,500 sq ft): 2-3 days
- Complex roof (multiple planes, steep pitch): 3-5 days
- Tile roof replacement: 4-7+ days
Weather delays can extend timelines. Reputable contractors protect your home with tarps if work spans multiple days.
Do I need to remove old shingles or can I roof over them?
Best practice: Remove old shingles (tear-off) for several reasons:
- Allows inspection of roof decking for damage
- Reduces weight on structure
- Provides better warranty coverage
- Prevents moisture trapped between layers
- Required if already two layers exist
Overlay may work when:
- Only one existing layer
- Decking is in good condition
- Budget is extremely tight
- Roof is simple with no valleys
Most quality contractors recommend full tear-off for longest-lasting results.
What roof color should I choose?
Consider these factors:
Climate performance:
- Lighter colors reflect heat (reduce cooling costs)
- Darker colors absorb heat (slight heating benefit in winter)
HOA requirements:
- Spanish Springs and similar communities restrict colors
- Earth tones, browns, grays most commonly approved
Home style:
- Match or complement siding/stucco
- Consider architectural style
- View neighborhood trends
Resale considerations:
- Neutral colors appeal to more buyers
- Avoid extreme colors that date quickly
Your contractor can show samples and help you choose.
How long does a roof last?
Lifespan varies by material and maintenance:
- 3-tab asphalt shingles: 15-20 years
- Architectural shingles: 20-30 years
- Premium shingles: 30-40 years
- Tile roofing: 40-50+ years
- Metal roofing: 40-70+ year
Talk to a Professional Roofing Contractor in Somersett
Whether your home is in Sierra Canyon, near the golf course, in The Village, in Belli Ranch Estates, or in any of Somersett’s neighborhoods, finding a contractor who understands both the technical requirements and the community’s HOA standards makes your roofing project significantly easier. The contractors we work with serve Somersett and the broader northwest Reno area including nearby Mogul, Verdi, west Reno neighborhoods, and communities throughout Washoe County. They understand master-planned community requirements, work efficiently with HOA architectural review processes, and know Nevada’s demanding climate.