Half of the 2,226 homes in Manchester-by-the-Sea were built before 1955. What the code requires when that roof is replaced, and who signs off, is below.
New Roofing Costs connects homeowners with independent local roofing contractors. We do not perform roofing work.
This number connects homeowners who are planning a new roof or a full roof replacement with independent local roofing contractors. It is not for leak repairs or patch jobs. The call must come from the homeowner who decides on the roof. Calls may be recorded.
Permit
Roofing is not on the Massachusetts list of work exempt from a permit (780 CMR 51.00, R105.2). In Manchester-by-the-Sea the building department takes the application, with the contractor’s home improvement registration on it.
Layers
A new roof may go over one existing layer; with two or more, or over slate, clay or cement tile, everything comes off to the deck (IRC R908.3.1.1). With 74% of Manchester-by-the-Sea’s homes were built before 1980, ask what is under the newest layer.
Source: IRC 2021, Chapter 9 (Pennsylvania edition, UpCodes); 780 CMR 51.00, Chapter 9 amendments
Ice barrier
The state’s climate table marks the ice barrier “yes” statewide. It runs from the eave to 24 inches inside the exterior wall, more on steep roofs (IRC R905.1.2); check that the quote lists it.
Source: 780 CMR 51.00, Chapter 3 amendments (Tables R301.2(1) and R301.2(2)); IRC 2021, Chapter 9 (Pennsylvania edition, UpCodes)
Wind and snow
Manchester-by-the-Sea’s code design values are a 119 mph ultimate design wind speed and a 50 psf ground snow load (30 psf minimum flat-roof snow load). At that wind speed the code calls for asphalt shingles labeled ASTM D7158 Class G or H (Table R905.2.4.1).
Source: 780 CMR 51.00, Chapter 3 amendments (Tables R301.2(1) and R301.2(2)); IRC 2021, Chapter 9 (Pennsylvania edition, UpCodes) (780 CMR 51.00, Table R301.2(2))
Rules as read on October 24, 2026. The state’s code edition and the rest of its rules: roof replacement in Massachusetts.
Of 2,156 occupied homes in Manchester-by-the-Sea, 1,610 (75%) are owner-occupied. By year built, 41% before 1940, 55% before 1960, 74% before 1980; 17% went up in 2000 or later. (ACS 2020–2024.)
By building type: 74% detached houses, 5% attached single-family houses (rowhouses, twins and townhouses), 12% buildings of two to four units.
On a house built before 1940, ask what the deck is (boards or plywood) and whether slate sits under the later layers: slate can’t be roofed over.
Of the 34 Essex County municipalities on this site, Manchester-by-the-Sea has the 10th largest share of homes built before 1980: 74%, against a county range of 41% to 89%.
ZIP codes: 01944
| Place | Median built | Before 1980 | Owners | Row, twin | Hail days |
|---|---|---|---|---|---|
| Manchester-by-the-Sea | 1955 | 74% | 75% | 5% | 4 |
| Beverly | 1956 | 72% | 60% | 4% | 5 |
| Essex | 1969 | 56% | 75% | 6% | 4 |
| Gloucester | 1946 | 76% | 64% | 5% | 0 |
| Marblehead | 1944 | 87% | 85% | 4% | 5 |
| Hamilton | 1958 | 79% | 85% | 3% | 6 |
Median built: median year the homes were built. Before 1980: share of homes built then. Owners: share of homes that are owner-occupied. Row, twin: share of homes that are rowhouses, twins or townhouses. Census ACS 2020–2024. Hail days: days with hail of 1 inch or larger within 10 miles, 2006–2025, NOAA Storm Prediction Center.
NOAA’s storm reports show 4 days since 2006 with hail of at least 1 inch inside a 10-mile circle around Manchester-by-the-Sea, topping out at 3 in on July 11, 2006. The most recent was July 26, 2015.
That is fewer than most places in the state on this site (median 10 days).
Federal major-disaster declarations for storms in Essex County since 2006: 9, most recently DR-4379, Severe Winter Storm and Snowstorm, declared July 2018. (OpenFEMA.)
A report says hail fell near Manchester-by-the-Sea, not that it damaged a roof. When wind or hail damage means a new roof.
Useful life is HUD’s planning figure, not a warranty. More in the guides to shingles, metal, slate and flat roofs.
| Material | HUD useful life | Fits a house like | Watch for |
|---|---|---|---|
| Asphalt shingles | 20 years | Most pitched roofs; 74% of homes here are detached | Class G or H at 119 mph design wind (IRC Table R905.2.4.1) |
| Metal (standing seam, panels) | 50 years | Roofs that will carry solar later | Standing seam that carries its own loads can skip the tear-off (R908.3.1) |
| Slate | 75 years | Older houses; 41% here predate 1940 | Sound slate can be reused (R908.5); broken slate cannot |
| Flat roof: EPDM or TPO | 15 years | Porches, additions, low-slope rears | Where the roof meets a wall or parapet |
In Manchester-by-the-Sea the contractor’s HIC registration (M.G.L. c. 142A) and the CSL of the supervisor licensed for roof covering are the two numbers to look up before signing.
The price side is in what a new roof costs in Massachusetts; the paperwork side in checking a roofing contractor.
Expect a building permit. Roofing is not on the Massachusetts list of work exempt from a permit (780 CMR 51.00, R105.2). In Manchester-by-the-Sea the building department takes the application, with the contractor’s home improvement registration on it.
A new roof may go over one existing layer; with two or more, or over slate, clay or cement tile, everything comes off to the deck (IRC R908.3.1.1). With 74% of Manchester-by-the-Sea’s homes were built before 1980, ask what is under the newest layer.
By the Census Bureau’s American Community Survey (2020–2024), the median home in Manchester-by-the-Sea was built in 1955, 74% of homes were built before 1980, 75% are owner-occupied.
Hail of 1 inch or larger was reported on 4 days within 10 miles of Manchester-by-the-Sea from 2006 through 2025 (NOAA Storm Prediction Center). A report means hail fell nearby, not that a roof was damaged.
In Manchester-by-the-Sea the contractor’s HIC registration (M.G.L. c. 142A) and the CSL of the supervisor licensed for roof covering are the two numbers to look up before signing.
The full list: before you call.
Checked October 24, 2026. Laws and code editions change; the date says when these were last read at the source.