Half of the 996 homes in Peapack and Gladstone were built before 1970. 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
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). In Peapack and Gladstone, 96% of homes are detached. An attached house, or work on rafters and beams, is not covered.
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. 65% of Peapack and Gladstone’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. Peapack and Gladstone 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
Rules as read on October 24, 2026. Everything else the state requires: roof replacement in New Jersey.
Owners live in 757 of Peapack and Gladstone’s occupied homes, or 80%. By year built, 32% before 1940, 42% before 1960, 65% before 1980; 8% went up in 2000 or later. (ACS 2020–2024.)
By building type: 96% detached houses.
On a house built before 1940, ask what the deck is (boards or plywood) and whether slate sits under the later layers: slate can’t be roofed over.
Of the 18 Somerset County municipalities on this site, Peapack and Gladstone has the 7th largest share of homes built before 1980: 65%, against a county range of 19% to 87%.
ZIP codes: 07934 · 07977
| Place | Median built | Before 1980 | Owners | Row, twin | Hail days |
|---|---|---|---|---|---|
| Peapack and Gladstone | 1970 | 65% | 80% | 2% | 6 |
| Bernardsville | 1960 | 71% | 95% | 2% | 10 |
| Bedminster | 1985 | 19% | 79% | 41% | 7 |
| Chester Township | 1981 | 48% | 96% | 5% | 10 |
| Mendham Borough | 1972 | 73% | 86% | 14% | 13 |
| Bernards | 1987 | 30% | 83% | 22% | 11 |
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 Peapack and Gladstone, hail of an inch or more was reported on 6 days between 2006 and 2025, the biggest stones 1.25 in on September 8, 2023. The most recent was August 6, 2024.
That is fewer than most places in the state on this site (median 11 days).
Remnants of Hurricane Ida (DR-4614, September 2021) is the latest of 9 federal storm declarations covering Somerset County since 2006. (OpenFEMA.)
A report says hail fell near Peapack and Gladstone, not that it damaged a 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; 96% 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 | Standing seam that carries its own loads can skip the tear-off (R908.3.1) |
| Slate | 75 years | Older houses; 32% here predate 1940 | Can’t be roofed over; check the framing for the weight |
| Flat roof: EPDM or TPO | 15 years | Porches, additions, low-slope rears | Coating is not a replacement |
Ask a roofer working in Peapack and Gladstone for the New Jersey home improvement registration number, which the law requires on contracts and advertising (N.J.S.A. 56:8-138, 56:8-144), and look it up with the Division of Consumer Affairs.
The price side is in what a new roof costs in New Jersey; the paperwork side in checking a roofing contractor.
None for a detached one- or two-family house. 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). In Peapack and Gladstone, 96% of homes are detached. An attached house, or work on rafters and beams, is not covered.
By the Census Bureau’s American Community Survey (2020–2024), the median home in Peapack and Gladstone was built in 1970, 65% of homes were built before 1980, 80% are owner-occupied.
Hail of 1 inch or larger was reported on 6 days within 10 miles of Peapack and Gladstone from 2006 through 2025 (NOAA Storm Prediction Center). A report means hail fell nearby, not that a roof was damaged.
Ask a roofer working in Peapack and Gladstone for the New Jersey home improvement registration number, which the law requires on contracts and advertising (N.J.S.A. 56:8-138, 56:8-144), and look it up with the Division of Consumer Affairs.
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.