West Bradford has 5,163 homes, and half of them were standing by 1985. 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
The state code does not cover a reroof that changes no structure (34 Pa. Code § 403.1(b)(8)). Whether West Bradford 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). 39% of West Bradford’s homes were built before 1980, so count the layers before comparing quotes.
Ice barrier
The code requires an ice barrier where the local climate table (Table R301.2) says so, and each Pennsylvania municipality fills that table in. The contractor or the township code office in West Bradford will know.
Rules as read on October 24, 2026. The state’s code edition and the rest of its rules: roof replacement in Pennsylvania.
Of 5,118 occupied homes in West Bradford, 4,946 (97%) are owner-occupied. By year built, 6% before 1940, 15% before 1960, 39% before 1980; 32% went up in 2000 or later. (ACS 2020–2024.)
By building type: 88% detached houses, 7% attached single-family houses (rowhouses, twins and townhouses), 5% manufactured homes.
32% 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, West Bradford has the 40th 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 |
|---|---|---|---|---|---|
| West Bradford | 1985 | 39% | 97% | 7% | 15 |
| Newlin | 1982 | 45% | 92% | 1% | 16 |
| Downingtown | 1968 | 67% | 48% | 35% | 14 |
| East Bradford | 1987 | 27% | 88% | 35% | 15 |
| Caln | 1981 | 48% | 70% | 25% | 14 |
| East Caln | 1995 | 33% | 51% | 15% | 14 |
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 15 days since 2006 with hail of at least 1 inch inside a 10-mile circle around West Bradford, topping out at 2 in on August 10, 2008. The most recent was July 14, 2024.
Federal major-disaster declarations for storms in Chester County since 2006: 5, most recently DR-4618, Remnants of Hurricane Ida, declared September 2021. (OpenFEMA.)
A report says hail fell near West Bradford, not that it damaged a roof. When wind or hail damage means a new roof.
HUD’s useful-life figures are for planning; a warranty is a separate promise. For West Bradford’s houses: 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; 88% 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 | Standing seam that carries its own loads can skip the tear-off (R908.3.1) |
| Slate | 75 years | Older houses; 6% 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 |
Pennsylvania’s home improvement law (HICPA § 3, § 6) requires registration with the Attorney General from $5,000 a year of such work and puts the number on every estimate; ask for it in West Bradford and look it up.
The price side is in what a new roof costs in Pennsylvania; the paperwork side in checking a roofing contractor.
West Bradford’s ordinance decides. The state code does not cover a reroof that changes no structure (34 Pa. Code § 403.1(b)(8)). Whether West Bradford 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). 39% of West Bradford’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 West Bradford was built in 1985, 39% of homes were built before 1980, 97% are owner-occupied.
Hail of 1 inch or larger was reported on 15 days within 10 miles of West Bradford from 2006 through 2025 (NOAA Storm Prediction Center). A report means hail fell nearby, not that a roof was damaged.
Pennsylvania’s home improvement law (HICPA § 3, § 6) requires registration with the Attorney General from $5,000 a year of such work and puts the number on every estimate; ask for it in West Bradford and look it up.
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.