Permit
Horsham’s ordinance decides
Under 34 Pa. Code § 403.1(b)(8), alterations to a house that make no structural change are outside the state code. The township code office can say what Horsham requires.
Source: 34 Pa. Code § 403.1(b)
Roof Replacement in Horsham, PA
Half of the 10,079 homes in Horsham were built before 1980. 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.
Call (833) 781-1806 Replacement and new roofs only · homeowners
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.
The rules for a reroof in Horsham
Layers
One old layer can stay; two cannot
A new roof may go over one existing layer; with two or more, or over slate, clay or cement tile, everything comes off to the deck (IRC R908.3.1.1). 50% of Horsham’s homes were built before 1980, so count the layers before comparing quotes.
Ice barrier
Horsham’s climate table decides
IRC R905.1.2 calls for an ice barrier where Table R301.2 says so; in Pennsylvania the municipality completes that table. Horsham’s answer is with the township code office.
Rules as read on October 24, 2026. Everything else the state requires: roof replacement in Pennsylvania.
Homes and roofs in Horsham
Owners live in 7,047 of Horsham’s occupied homes, or 72%. By year built, 21% before 1960, 50% before 1980; 13% went up in 2000 or later. (ACS 2020–2024.)
By building type: 55% detached houses, 20% attached single-family houses (rowhouses, twins and townhouses), 7% buildings of two to four units.
Of the 61 Montgomery County municipalities on this site, Horsham has the 40th largest share of homes built before 1980: 50%, against a county range of 17% to 98%.
ZIP codes: 19002 · 19040 · 19044
Horsham and the towns around it
| Place | Median built | Before 1980 | Owners | Row, twin | Hail days |
|---|---|---|---|---|---|
| Horsham | 1980 | 50% | 72% | 20% | 13 |
| Upper Dublin | 1971 | 62% | 84% | 16% | 13 |
| Warrington Township, Bucks County | 1992 | 34% | 82% | 17% | 13 |
| Hatboro | 1957 | 80% | 59% | 19% | 12 |
| Lower Gwynedd | 1979 | 52% | 78% | 17% | 14 |
| Warminster | 1969 | 66% | 69% | 14% | 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.
Storm record around Horsham
NOAA’s storm reports show 13 days since 2006 with hail of at least 1 inch inside a 10-mile circle around Horsham, topping out at 1.25 in on July 21, 2021. The most recent was May 3, 2025.
Remnants of Hurricane Ida (DR-4618, September 2021) is the latest of 6 federal storm declarations covering Montgomery County since 2006. (OpenFEMA.)
A report says hail fell near Horsham, not that it damaged a roof. When wind or hail damage means a new roof.
What goes on the roof next
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; 55% 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 and historic houses | Sound slate can be reused (R908.5); broken slate cannot |
| Flat roof: EPDM or TPO | 15 years | Low-slope roofs and rear sections (20% of homes here are attached) | Coating is not a replacement |
Checking a contractor in Pennsylvania
A contractor who does $5,000 or more of home improvement work a year must be registered with the Pennsylvania Attorney General, and the number has to be on every contract and estimate (HICPA § 3, § 6). Ask for it before anyone starts on a roof in Horsham, and search it.
The price side is in what a new roof costs in Pennsylvania; the paperwork side in checking a roofing contractor.
Questions about a new roof in Horsham
Does a roof replacement in Horsham need a permit?
Horsham’s ordinance decides. Under 34 Pa. Code § 403.1(b)(8), alterations to a house that make no structural change are outside the state code. The township code office can say what Horsham requires.
Can a new roof go over the old one in Horsham?
A new roof may go over one existing layer; with two or more, or over slate, clay or cement tile, everything comes off to the deck (IRC R908.3.1.1). 50% of Horsham’s homes were built before 1980, so count the layers before comparing quotes.
How old are the houses in Horsham?
By the Census Bureau’s American Community Survey (2020–2024), the median home in Horsham was built in 1980, 50% of homes were built before 1980, 72% are owner-occupied.
How many hail days has Horsham had?
Hail of 1 inch or larger was reported on 13 days within 10 miles of Horsham from 2006 through 2025 (NOAA Storm Prediction Center). A report means hail fell nearby, not that a roof was damaged.
How do I check a roofing contractor in Horsham?
A contractor who does $5,000 or more of home improvement work a year must be registered with the Pennsylvania Attorney General, and the number has to be on every contract and estimate (HICPA § 3, § 6). Ask for it before anyone starts on a roof in Horsham, and search it.
What they will ask on the phone
- The street address in Horsham, or at least the ZIP code
- The number of stories, and whether the house stands alone
- What covers the roof now and about when it went on
- Whether there is one layer or more, if you know
- That you want a new roof or a full replacement, and when you want the work done
- Any historic-district or HOA rules on the house in Horsham
- That you are the owner and the one who decides
The full list: before you call.