Half of the 3,290 homes in Montvale were built before 1968. Below: what the code asks of a replacement here, the permit, and the town’s own records.
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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 63% of Montvale’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. 66% of Montvale’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 Montvale, 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. The state’s code edition and the rest of its rules: roof replacement in New Jersey.
Owners live in 2,502 of Montvale’s occupied homes, or 80%. Counting by decade, 12% before 1940, 29% before 1960, 66% before 1980 of the housing was in place, and 24% dates from 2000 on. (ACS 2020–2024.)
The housing is 63% detached houses, 11% attached single-family houses (rowhouses, twins and townhouses), 14% buildings of two to four units.
Of the 68 Bergen County municipalities on this site, Montvale has the 50th largest share of homes built before 1980: 66%, against a county range of 30% to 93%.
ZIP codes: 07645
| Place | Median built | Before 1980 | Owners | Row, twin | Hail days |
|---|---|---|---|---|---|
| Montvale | 1968 | 66% | 80% | 11% | 20 |
| Park Ridge | 1966 | 68% | 81% | 7% | 19 |
| Woodcliff Lake | 1967 | 66% | 86% | 1% | 20 |
| Upper Saddle River | 1971 | 58% | 91% | 7% | 20 |
| Saddle River | 1983 | 38% | 84% | 5% | 17 |
| Hillsdale | 1959 | 84% | 93% | 4% | 20 |
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 20 days since 2006 with hail of at least 1 inch inside a 10-mile circle around Montvale, topping out at 2.5 in on July 8, 2021. The most recent was August 3, 2024.
That is more hail days than 93% of the places in the state on this site.
Bergen County has had 10 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; 63% 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; 12% 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 | Seams at walls and drainage |
New Jersey had 47,473 active home improvement registrations in October 2026; the one belonging to whoever quotes your roof in Montvale 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. 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 63% of Montvale’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 Montvale was built in 1968, 66% of homes were built before 1980, 80% are owner-occupied.
Hail of 1 inch or larger was reported on 20 days within 10 miles of Montvale 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 Montvale 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.