Ulster has 486 homes, and half of them were standing by 1970. 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
Pennsylvania’s code leaves residential alterations without structural change to local ordinance (34 Pa. Code § 403.1(b)(8)). Whether Ulster wants a permit is in its own ordinance; ask the township code office before the old roof comes off.
Source: 34 Pa. Code § 403.1(b)
Layers
On a roof that already carries two layers, or slate or tile, the code allows no recover: it is a tear-off (IRC R908.3.1.1). 69% of Ulster’s homes were built before 1980; many have been reroofed before.
Ice barrier
Whether an eave membrane is a code item depends on the climate table the municipality filled in when it adopted the code (IRC R905.1.2, Table R301.2). The contractor or the township code office in Ulster will know.
Checked against the code text on October 24, 2026. The state’s code edition and the rest of its rules: roof replacement in Pennsylvania.
Owners live in 339 of Ulster’s occupied homes, or 76%. Counting by decade, 38% before 1940, 45% before 1960, 69% before 1980 of the housing was in place, and 9% dates from 2000 on. (ACS 2020–2024.)
The housing is 72% detached houses, 4% attached single-family houses (rowhouses, twins and townhouses), 10% buildings of two to four units, 12% manufactured homes.
Older houses hide their history: ask the contractor to confirm the deck (board or sheet) and every layer above it before pricing, because slate or two layers mean a full tear-off.
Of the 23 Bradford County municipalities on this site, Ulster has the 7th largest share of homes built before 1980: 69%, against a county range of 40% to 94%.
ZIP codes: 18850
| Place | Median built | Before 1980 | Owners | Row, twin | Hail days |
|---|---|---|---|---|---|
| Ulster | 1970 | 69% | 76% | 4% | 12 |
| Sheshequin | 1977 | 55% | 86% | 2% | 13 |
| Smithfield Township, Bradford County | 1975 | 58% | 87% | 0% | 7 |
| Athens Borough | 1953 | 92% | 41% | 1% | 10 |
| Athens Township | 1977 | 54% | 74% | 0% | 9 |
| Towanda Borough | 1938 | 85% | 53% | 6% | 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.
Since 2006 the National Weather Service has logged hail of 1 inch or larger on 12 separate days within 10 miles of Ulster; the largest was 2 in on September 6, 2012. The most recent was August 4, 2022.
At the county level, Ulster shares Bradford County’s record of 4 storm disaster declarations since 2006, the newest DR-4408 (Severe Storms and Flooding, November 2018). (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; 72% 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; 38% here predate 1940 | Never a base for a new layer (R908.3.1.1); heavy |
| Flat roof: EPDM or TPO | 15 years | Additions and porch roofs | Where the roof meets a wall or parapet |
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 Ulster, and search it.
Contracts, deposits and the right to cancel: checking a roofing contractor. What moves the price: new roof cost in Pennsylvania.
Ask Ulster first. Pennsylvania’s code leaves residential alterations without structural change to local ordinance (34 Pa. Code § 403.1(b)(8)). Whether Ulster wants a permit is in its own ordinance; ask the township code office before the old roof comes off.
On a roof that already carries two layers, or slate or tile, the code allows no recover: it is a tear-off (IRC R908.3.1.1). 69% of Ulster’s homes were built before 1980; many have been reroofed before.
By the Census Bureau’s American Community Survey (2020–2024), the median home in Ulster was built in 1970, 69% of homes were built before 1980, 76% are owner-occupied.
Hail of 1 inch or larger was reported on 12 days within 10 miles of Ulster from 2006 through 2025 (NOAA Storm Prediction Center). A report means hail fell nearby, not that a roof was damaged.
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 Ulster, and search it.
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.