The median home in Beachwood was built in 1976; there are 4,258 of them. The rules below decide how much of the old roof has to come off and what goes under the new one.
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
Under N.J.A.C. 5:23-2.7 a reroof of a detached one- or two-family house goes ahead without a permit or a notice to the construction office. That covers the 100% of Beachwood’s homes that are detached; twins, rowhouses, townhouses and structural work are outside it.
Source: N.J.A.C. 5:23-2.7
Layers
Which layers may stay is a Rehabilitation Subcode question in New Jersey (the IRC definitions are deleted by N.J.A.C. 5:23-3.21), and this site has not read that subcode yet. 61% of Beachwood’s homes were built before 1980: ask how many layers yours has and whether the price is for a tear-off to the deck.
Source: N.J.A.C. 5:23-3.21
Ice barrier
New Jersey requires the eave membrane only where January averages 25 °F or colder, which the state says is Sussex County (DCA Bulletin 07-3). For Beachwood, ask whether the quote includes one anyway.
Source: N.J.A.C. 5:23-3.21; NJ DCA Bulletin 07-3
Checked against the code text on October 24, 2026. Code edition, permit and contract rules for the whole state: roof replacement in New Jersey.
Owners live in 3,703 of Beachwood’s occupied homes, or 93%. Counting by decade, 8% before 1940, 21% before 1960, 61% before 1980 of the housing was in place, and 8% dates from 2000 on. (ACS 2020–2024.)
The housing is 100% detached houses.
Of the 29 Ocean County municipalities on this site, Beachwood has the 11th largest share of homes built before 1980: 61%, against a county range of 30% to 84%.
ZIP codes: 08722
| Place | Median built | Before 1980 | Owners | Row, twin | Hail days |
|---|---|---|---|---|---|
| Beachwood | 1976 | 61% | 93% | 0% | 10 |
| South Toms River | 1966 | 84% | 78% | 0% | 12 |
| Berkeley | 1980 | 50% | 89% | 2% | 9 |
| Pine Beach | 1961 | 70% | 94% | 0% | 11 |
| Island Heights | 1956 | 67% | 94% | 0% | 12 |
| Ocean Gate | 1956 | 78% | 83% | 0% | 10 |
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.
Within 10 miles of Beachwood, hail of an inch or more was reported on 10 days between 2006 and 2025, the biggest stones 1.75 in on May 28, 2019. The most recent was April 3, 2024.
Ocean County has had 9 federal major-disaster declarations for storms since 2006; the latest was DR-4614, Remnants of Hurricane Ida (September 2021). (OpenFEMA.)
Storm reports are what observers logged, not a measure of damage to any roof. When wind or hail damage means a new roof.
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; 100% of homes here are detached | Wind class set by the design wind speed (IRC Table R905.2.4.1) |
| Metal (standing seam, panels) | 50 years | Simple roofs with long, unbroken slopes | A complete standing-seam system may go over the old roof (R908.3.1) |
| Slate | 75 years | Older houses; 8% here predate 1940 | Can’t be roofed over; check the framing for the weight |
| Flat roof: EPDM or TPO | 15 years | Additions and porch roofs | Where the roof meets a wall or parapet |
New Jersey had 47,473 active home improvement registrations in October 2026; the one belonging to whoever quotes your roof in Beachwood should be on the contract (N.J.S.A. 56:8-144).
Contracts, deposits and the right to cancel: checking a roofing contractor. What moves the price: new roof cost in New Jersey.
No permit for a detached house. Under N.J.A.C. 5:23-2.7 a reroof of a detached one- or two-family house goes ahead without a permit or a notice to the construction office. That covers the 100% of Beachwood’s homes that are detached; twins, rowhouses, townhouses and structural work are outside it.
By the Census Bureau’s American Community Survey (2020–2024), the median home in Beachwood was built in 1976, 61% of homes were built before 1980, 93% are owner-occupied.
Hail of 1 inch or larger was reported on 10 days within 10 miles of Beachwood from 2006 through 2025 (NOAA Storm Prediction Center). A report means hail fell nearby, not that a roof was damaged.
New Jersey had 47,473 active home improvement registrations in October 2026; the one belonging to whoever quotes your roof in Beachwood should be on the contract (N.J.S.A. 56:8-144).
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.