Half of the 3,052 homes in Valley Township were built before 1990. 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
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 Valley Township requires.
Source: 34 Pa. Code § 403.1(b)
Layers
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). 39% of Valley Township’s homes were built before 1980, so count the layers before comparing quotes.
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 Valley Township will know.
Rules as read on October 24, 2026. The state’s code edition and the rest of its rules: roof replacement in Pennsylvania.
Owners live in 2,266 of Valley Township’s occupied homes, or 84%. By year built, 15% before 1940, 28% before 1960, 39% before 1980; 34% went up in 2000 or later. (ACS 2020–2024.)
By building type: 54% detached houses, 38% attached single-family houses (rowhouses, twins and townhouses).
With about two in five of homes attached, many roofs here meet a neighbor’s roof at a party wall. Say so on the call, and ask the contractor how the new roof will be tied in where it meets the house next door.
34% of homes here were built in 2000 or later. HUD’s useful-life table gives an asphalt-shingle roof 20 years, so roofs on houses from the early 2000s are reaching that age.
Of the 71 Chester County municipalities on this site, Valley Township has the 41st largest share of homes built before 1980: 39%, against a county range of 12% to 80%.
| Place | Median built | Before 1980 | Owners | Row, twin | Hail days |
|---|---|---|---|---|---|
| Valley Township, Chester County | 1990 | 39% | 84% | 38% | 9 |
| Coatesville | 1952 | 68% | 40% | 45% | 11 |
| South Coatesville | 1970 | 53% | 60% | 45% | 10 |
| East Fallowfield | 1999 | 39% | 90% | 9% | 11 |
| Sadsbury Township, Chester County | 1996 | 38% | 85% | 11% | 10 |
| West Caln | 1990 | 33% | 87% | 3% | 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.
Within 10 miles of Valley Township, hail of an inch or more was reported on 9 days between 2006 and 2025, the biggest stones 1.5 in on April 24, 2006. The most recent was September 7, 2023.
Remnants of Hurricane Ida (DR-4618, September 2021) is the latest of 5 federal storm declarations covering Chester County since 2006. (OpenFEMA.)
A report says hail fell near Valley Township, not that it damaged a roof. When wind or hail damage means a new roof.
Lifespans come from HUD’s capital-needs table, not from a brochure. 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; 54% 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; 15% here predate 1940 | Never a base for a new layer (R908.3.1.1); heavy |
| Flat roof: EPDM or TPO | 15 years | Low-slope roofs and rear sections (38% of homes here are attached) | Seams at walls and drainage |
Before signing for a roof in Valley Township, get the contractor’s PA registration number: the home improvement law requires registration with the Attorney General above $5,000 a year of such work, and the number on contracts and estimates (HICPA § 3, § 6).
The price side is in what a new roof costs in Pennsylvania; the paperwork side in checking a roofing contractor.
Valley Township’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 Valley Township requires.
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). 39% of Valley Township’s homes were built before 1980, so count the layers before comparing quotes.
By the Census Bureau’s American Community Survey (2020–2024), the median home in Valley Township was built in 1990, 39% of homes were built before 1980, 84% are owner-occupied.
Hail of 1 inch or larger was reported on 9 days within 10 miles of Valley Township from 2006 through 2025 (NOAA Storm Prediction Center). A report means hail fell nearby, not that a roof was damaged.
Before signing for a roof in Valley Township, get the contractor’s PA registration number: the home improvement law requires registration with the Attorney General above $5,000 a year of such work, and the number on contracts and estimates (HICPA § 3, § 6).
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.