Permit
Expect a building permit
Roofing is not on the Massachusetts list of work exempt from a permit (780 CMR 51.00, R105.2). Orleans’s building department issues it, and the application carries the contractor’s HIC registration number.
Roof Replacement in Orleans, MA
The median home in Orleans was built in 1979; there are 5,802 of them. 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.
Call (833) 781-1806 Replacement and new roofs only · homeowners
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.
The rules for a reroof in Orleans
Layers
No third layer
IRC R908.3.1.1 forbids roofing over two existing layers, over slate or tile, or over a water-soaked roof. With 53% of Orleans’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
Required in Orleans
There is no local exception: the state table says “yes.” Membrane or doubled underlayment, eave to 24 inches inside the wall line (IRC R905.1.2), is a line on every quote here.
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
130 mph design wind, 25 psf ground snow
Orleans’s code design values are a 130 mph ultimate design wind speed and a 25 psf ground snow load (25 psf minimum flat-roof snow load); the town is in the windborne debris region. 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. Everything else the state requires: roof replacement in Massachusetts.
Homes and roofs in Orleans
Owners live in 2,543 of Orleans’s occupied homes, or 81%. By year built, 10% before 1940, 24% before 1960, 53% before 1980; 13% went up in 2000 or later. (ACS 2020–2024.)
By building type: 82% detached houses, 4% attached single-family houses (rowhouses, twins and townhouses), 7% buildings of two to four units.
43% of the homes in Orleans are seasonal or occasional-use homes (ACS 2020–2024). If yours is one of them and you live elsewhere, the call still has to come from you as the owner.
Of the 15 Barnstable County municipalities on this site, Orleans has the 11th largest share of homes built before 1980: 53%, against a county range of 25% to 73%.
ZIP codes: 02643 · 02653
Orleans and the towns around it
| Place | Median built | Before 1980 | Owners | Row, twin | Hail days |
|---|---|---|---|---|---|
| Orleans | 1979 | 53% | 81% | 4% | 2 |
| Brewster | 1983 | 42% | 85% | 7% | 1 |
| Eastham | 1975 | 59% | 88% | 2% | 3 |
| Harwich | 1976 | 55% | 85% | 3% | 1 |
| Chatham | 1974 | 58% | 85% | 3% | 1 |
| Wellfleet | 1975 | 60% | 86% | 2% | 3 |
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.
Storm record around Orleans
Since 2006 the National Weather Service has logged hail of 1 inch or larger on 2 separate days within 10 miles of Orleans; the largest was 1 in on May 8, 2024.
That is fewer than most places in the state on this site (median 10 days).
Severe Winter Storm and Flooding (DR-4372, June 2018) is the latest of 6 federal storm declarations covering Barnstable County since 2006. (OpenFEMA.)
A report says hail fell near Orleans, not that it damaged a roof. When wind or hail damage means a new roof.
What goes on the roof next
Lifespans come from HUD’s capital-needs table, not from a brochure. 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; 82% of homes here are detached | Class G or H at 130 mph design wind (IRC Table R905.2.4.1) |
| Metal (standing seam, panels) | 50 years | Low pitches and long runs | Standing seam that carries its own loads can skip the tear-off (R908.3.1) |
| Slate | 75 years | Older houses; 10% here predate 1940 | Never a base for a new layer (R908.3.1.1); heavy |
| Flat roof: EPDM or TPO | 15 years | Porches, additions, low-slope rears | Coating is not a replacement |
Checking a contractor in Massachusetts
Two numbers to ask for in Orleans: the HIC registration (M.G.L. c. 142A, for owner-occupied homes of one to four units) and the construction supervisor license (CSL) with the roof covering specialty.
The price side is in what a new roof costs in Massachusetts; the paperwork side in checking a roofing contractor.
Questions about a new roof in Orleans
Do I need a permit to replace a roof in Orleans?
Expect a building permit. Roofing is not on the Massachusetts list of work exempt from a permit (780 CMR 51.00, R105.2). Orleans’s building department issues it, and the application carries the contractor’s HIC registration number.
Do the old shingles have to come off in Orleans?
IRC R908.3.1.1 forbids roofing over two existing layers, over slate or tile, or over a water-soaked roof. With 53% of Orleans’s homes were built before 1980, ask what is under the newest layer.
How old are the houses in Orleans?
By the Census Bureau’s American Community Survey (2020–2024), the median home in Orleans was built in 1979, 53% of homes were built before 1980, 81% are owner-occupied.
Does Orleans get hail that damages roofs?
Hail of 1 inch or larger was reported on 2 days within 10 miles of Orleans from 2006 through 2025 (NOAA Storm Prediction Center). A report means hail fell nearby, not that a roof was damaged.
How do I check a roofing contractor in Orleans?
Two numbers to ask for in Orleans: the HIC registration (M.G.L. c. 142A, for owner-occupied homes of one to four units) and the construction supervisor license (CSL) with the roof covering specialty.
What they will ask on the phone
- Your address or ZIP code in Orleans
- How many stories the house has, and whether it is detached or attached
- The roof you have today, shingle, metal, slate, tile or flat, and its rough age
- How many layers are on it, if you know
- That the job is a full replacement or a new roof, and your timing
- Any historic-district or HOA rules on the house in Orleans
- That the house is yours and the decision is yours
The full list: before you call.