Half of the 3,878 homes in Franklin Lakes were built before 1982. 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
Replacing the covering on a detached one- or two-family house needs no permit and no notice to the town (N.J.A.C. 5:23-2.7). That covers the 88% of Franklin Lakes’s homes that are detached; twins, rowhouses, townhouses and structural work are outside it.
Source: N.J.A.C. 5:23-2.7
Layers
New Jersey deletes the IRC’s reroofing definitions (N.J.A.C. 5:23-3.21(c)2.xxii); its layer rule for existing houses is in the Rehabilitation Subcode, which this site has not read yet. 46% of Franklin Lakes’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
The state code’s ice barrier applies where the average January day is 25 °F or colder: Sussex County, per DCA Bulletin 07-3. Franklin Lakes is outside it, so whether to add one is up to you and the installer.
Source: N.J.A.C. 5:23-3.21; NJ DCA Bulletin 07-3
Checked against the code text on October 24, 2026. The state’s code edition and the rest of its rules: roof replacement in New Jersey.
Of 3,801 occupied homes in Franklin Lakes, 3,379 (89%) are owner-occupied. Counting by decade, 12% before 1960, 46% before 1980 of the housing was in place, and 27% dates from 2000 on. (ACS 2020–2024.)
The housing is 88% detached houses, 4% attached single-family houses (rowhouses, twins and townhouses).
Of the 68 Bergen County municipalities on this site, Franklin Lakes has the 62nd largest share of homes built before 1980: 46%, against a county range of 30% to 93%.
ZIP codes: 07417
| Place | Median built | Before 1980 | Owners | Row, twin | Hail days |
|---|---|---|---|---|---|
| Franklin Lakes | 1982 | 46% | 89% | 4% | 11 |
| Wyckoff | 1965 | 71% | 93% | 7% | 16 |
| Oakland | 1960 | 82% | 93% | 4% | 12 |
| North Haledon | 1965 | 66% | 94% | 10% | 15 |
| Midland Park | 1953 | 80% | 73% | 2% | 16 |
| Allendale | 1965 | 62% | 81% | 9% | 16 |
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 Franklin Lakes, hail of an inch or more was reported on 11 days between 2006 and 2025, the biggest stones 2.5 in on July 8, 2021. The most recent was September 8, 2023.
At the county level, Franklin Lakes shares Bergen County’s record of 10 storm disaster declarations since 2006, the newest 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.
HUD’s useful-life figures are for planning; a warranty is a separate promise. For Franklin Lakes’s houses: 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; 88% 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 | Roofs that will carry solar later | A complete standing-seam system may go over the old roof (R908.3.1) |
| Slate | 75 years | Older and historic houses | Sound slate can be reused (R908.5); broken slate cannot |
| Flat roof: EPDM or TPO | 15 years | Additions and porch roofs | Coating is not a replacement |
Any business offering home improvements in Franklin Lakes must be registered with the New Jersey Division of Consumer Affairs, with the number on its contracts and ads (N.J.S.A. 56:8-138, 56:8-144); 47,473 registrations were active in October 2026.
Contracts, deposits and the right to cancel: checking a roofing contractor. What moves the price: new roof cost in New Jersey.
Detached houses: no permit, no notice. Replacing the covering on a detached one- or two-family house needs no permit and no notice to the town (N.J.A.C. 5:23-2.7). That covers the 88% of Franklin Lakes’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 Franklin Lakes was built in 1982, 46% of homes were built before 1980, 89% are owner-occupied.
Hail of 1 inch or larger was reported on 11 days within 10 miles of Franklin Lakes from 2006 through 2025 (NOAA Storm Prediction Center). A report means hail fell nearby, not that a roof was damaged.
Any business offering home improvements in Franklin Lakes must be registered with the New Jersey Division of Consumer Affairs, with the number on its contracts and ads (N.J.S.A. 56:8-138, 56:8-144); 47,473 registrations were active in October 2026.
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.