Half of the 2,808 homes in Highlands were built before 1975. Below: what the code asks of a replacement here, the permit, and the town’s own records.
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
New Jersey treats a new covering on a detached one- or two-family house as ordinary maintenance: no permit, no notice (N.J.A.C. 5:23-2.7). Attached houses (9% of Highlands’s homes) and any work that touches the structure fall outside the rule.
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. 61% of Highlands’s homes were built before 1980, so get the layer count and a tear-off price in writing.
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 Highlands, 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 1,492 of Highlands’s occupied homes, or 61%. Counting by decade, 21% before 1940, 31% before 1960, 61% before 1980 of the housing was in place, and 16% dates from 2000 on. (ACS 2020–2024.)
The housing is 37% detached houses, 9% attached single-family houses (rowhouses, twins and townhouses), 18% buildings of two to four units.
Of the 48 Monmouth County municipalities on this site, Highlands has the 29th largest share of homes built before 1980: 61%, against a county range of 22% to 87%.
| Place | Median built | Before 1980 | Owners | Row, twin | Hail days |
|---|---|---|---|---|---|
| Highlands | 1975 | 61% | 61% | 9% | 8 |
| Atlantic Highlands | 1960 | 72% | 71% | 2% | 8 |
| Rumson | 1969 | 60% | 93% | 1% | 9 |
| Sea Bright | 1976 | 61% | 70% | 22% | 8 |
| Fair Haven | 1955 | 74% | 90% | 3% | 10 |
| Middletown | 1970 | 66% | 86% | 9% | 9 |
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 8 days since 2006 with hail of at least 1 inch inside a 10-mile circle around Highlands, topping out at 1.75 in on June 29, 2019. The most recent was July 2, 2022.
That is fewer than most places in the state on this site (median 11 days).
Monmouth County has had 7 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.
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; 37% 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 | Low pitches and long runs | A complete standing-seam system may go over the old roof (R908.3.1) |
| Slate | 75 years | Older houses; 21% 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 | Coating is not a replacement |
New Jersey had 47,473 active home improvement registrations in October 2026; the one belonging to whoever quotes your roof in Highlands 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.
Detached houses: no permit, no notice. New Jersey treats a new covering on a detached one- or two-family house as ordinary maintenance: no permit, no notice (N.J.A.C. 5:23-2.7). Attached houses (9% of Highlands’s homes) and any work that touches the structure fall outside the rule.
By the Census Bureau’s American Community Survey (2020–2024), the median home in Highlands was built in 1975, 61% of homes were built before 1980, 61% are owner-occupied.
Hail of 1 inch or larger was reported on 8 days within 10 miles of Highlands 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 Highlands 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.