Roof replacement and repair in El Dorado Hills, CA.
For an El Dorado Hills roof, assess the covering, underlayment, flashings, and hillside access before deciding whether repair, tile relay, or replacement fits the condition.
What roof replacement costs in El Dorado Hills
Published figures put a shingle reroof in El Dorado Hills at about $6,312–$8,184 (homeyou's calculator, $5–$7 per square foot); HomeBlue's Sacramento table runs $9,800–$26,800 by roof size, and Modernize lists tile or metal at $18,000–$40,000 statewide. Tile lift-and-relay labor, solar detach and reset, and Class A assembly requirements move it.
| Scope | Published range | What it usually includes |
|---|---|---|
| Published shingle-roof calculator reference | $6,312–$8,184 (El Dorado Hills); $5–$7 per sq ft | homeyou’s El Dorado Hills shingle-roof replacement range and displayed per-square-foot rate. The example is not a survey establishing a typical local house; compare its roof quantity and inclusions with the measured proposal. |
| Composition reroof by roof size (Sacramento region) | $9,800–$15,300 for 2,000 sq ft; $17,100–$26,800 for 3,500 sq ft | HomeBlue’s 2024 Sacramento asphalt-shingle roof-size table. These are roof-surface quantities, not house floor area or a guaranteed fit for a two-story plan. Verify the actual removal, deck, and flashing scope. |
| Tile or metal (California, 2026) | Tile $20,000–$40,000; metal $18,000–$36,000 | Modernize’s 2026 California full-replacement ranges for clay or concrete tile and metal. They do not price an El Dorado Hills lift-and-relay; tile condition, handling, breakage, underlayment, and access need a separate estimate. |
Ranges are published third-party figures, not 916 Exteriors prices; the written estimate is the only number that applies to your home.
How to compare these ranges
homeyou supplies an El Dorado Hills calculator reference; HomeBlue describes Sacramento roof-size examples and Modernize supplies California material ranges. None establishes a typical roof size or an automatic foothill premium.
Measure the roof and inspect tile condition, underlayment, flashings, access, and any solar equipment. Compare a lift-and-relay with new covering only after both options have a complete scope.
The Sacramento roof cost guide explains the line items. All figures remain third-party planning references rather than 916 Exteriors prices.
Sources
- homeyou: Roof replacement in El Dorado Hills, CA, costs
- HomeBlue: Roof replacement cost in Sacramento, California
- Modernize: 2026 roof replacement costs in California
- Handoff: Cost to install an asphalt shingle roof in Sacramento, CA
- California Energy Commission, Building Energy Efficiency Standards (Title 24, Part 6)
- U.S. Census Bureau, ACS 2020–2024 5-year (El Dorado Hills CDP)
Read next: How much does a new roof cost in El Dorado Hills?
What changes the price in El Dorado Hills
- Tile lift and relay labor
- Stacking, storing, and resetting several thousand tiles is the largest line on a relay and scales with roof complexity.
- Breakage and salvage tile
- Discontinued 1980s and 1990s profiles require sourcing matching salvage tile; the per-tile rate and expected count are written in advance.
- Solar detach and reset
- Arrays mounted through tile come off and go back on with flashed standoffs; third-party-owned systems add a coordination step.
- Fire-zone assembly
- Ask El Dorado County Building Services to identify the required assembly for this roofing alteration; include its specified products and adjoining details in the bid.
- Sheathing on shake conversions
- Skip-sheathed 1960s and 1970s roofs need plywood per sheet once the old composition comes off.
- Ridge-lot access and wind detailing
- Three-story downhill eaves and high-wind ridge and hip systems add staging and hardware.
Compare your roofing options
Choose two options to compare the upkeep, fit and installation details.
| Compare | Composition (asphalt) shingle | Concrete or clay tile |
|---|---|---|
| Appearance | Most common local look; many colors and profiles | Distinctive profile; common on stucco homes |
| Maintenance | Periodic inspection; debris and gutter cleaning | Underlayment eventually needs renewal beneath the tile |
| Where it fits | Sloped roofs; wide product range | Structure must carry the weight |
| Installation | Tear-off, underlayment, flashing, ridge and ventilation details | Often re-laid over new underlayment rather than replaced |
View all 4 options and planning notes
Composition shingle is the most common roof in the region and the least expensive to replace; it suits any sloped roof and comes in many grades. Concrete or clay tile is heavier, costs more, and is usually relaid over new underlayment rather than replaced. Standing-seam metal costs the most, lasts the longest, and suits ranch and modern styles. Low-slope sections, common over additions and porches, need a membrane rather than shingles.
| Option | Appearance | Maintenance | Where it fits | Installation notes |
|---|---|---|---|---|
| Composition (asphalt) shingle | Most common local look; many colors and profiles | Periodic inspection; debris and gutter cleaning | Sloped roofs; wide product range | Tear-off, underlayment, flashing, ridge and ventilation details |
| Concrete or clay tile | Distinctive profile; common on stucco homes | Underlayment eventually needs renewal beneath the tile | Structure must carry the weight | Often re-laid over new underlayment rather than replaced |
| Standing-seam metal | Clean vertical lines; wide color range | Low; fastener and sealant checks over time | Sloped roofs; suits modern and ranch styles | Panel fabrication and detailing require specialty work |
| Low-slope membrane | Flat or near-flat sections, usually not visible from the street | Keep drains clear; inspect seams | Porches, additions, and flat sections | Different materials and crews than sloped roofing |
Fire ratings, wind ratings, and warranty terms are published by each manufacturer and confirmed per product, not assumed here. Manufacturer names appear once 916 Exteriors confirms the products it installs and the licensing that applies.
Planning roofing work in El Dorado Hills
Open the topics that apply to your property.
Roofing in El Dorado Hills differs from Folsom, Cameron Park and Granite Bay. Folsom's Empire Ranch and Broadstone have the same 1990s and 2000s tile. There the City of Folsom issues the permit, SMUD is the utility, most lots are flat, and far fewer parcels carry a fire-hazard designation. Cameron Park shares El Dorado County Building Services and climate zone 12 but runs to older composition roofs on 1970s and 1980s houses with more gray pine over them. Granite Bay is Placer County and climate zone 11, with 1970s and 1980s shake conversions and custom roofs on acre lots. El Dorado Hills is the tile-and-solar market of the four, with the CSD design-review layer, the most fire mapping, and ridge eaves that need a lift.
Compare nearby: Roof replacement in Folsom · Roof replacement in Granite Bay
Roof replacement for El Dorado Hills homes
Concrete tile is the El Dorado Hills roof. The 57% of homes built since 2000 (ACS 2020–2024) in Serrano, Blackstone and Stonebriar came with it, and so did most of the 1990s stock. The tile outlasts the felt beneath it, so the roofing call on a 20-to-30-year-old house is a leak at a valley, a skylight or a pipe with tile that looks fine. That is a lift-and-relay: tile stacked, new underlayment and flashings, tile reset, breakage replaced from salvage. Solar arrays sit on a large share of these roofs and come off and go back on as their own line.
The original villages along El Dorado Hills Boulevard, Governors, Saint Andrews, Crown, Ridgeview and Park, started as 1960s and 1970s shake roofs on skip sheathing and were converted to composition years ago. What is under the shingle varies house by house: plywood over the skips, boards between them, or nothing. The Lake Forest villages north of Green Valley Road, built in the 1980s and 1990s, mix early concrete tile with composition on complex hip roofs above the lake.
El Dorado County Building Services issues the reroof permit, and the parcel's fire-hazard designation shapes it. A Class A covering is the baseline; where the county applies the WUI code to the work, the vents and eave details come under it. Climate zone 12 cool-roof rules may apply to low-slope sections. Most villages need Design Review Committee or HOA approval for a roof replacement; the CSD's application names it. Ridge lots put the downhill eave three stories up and in the wind.
The roofing estimate should carry the relay labor, the underlayment spec, the per-tile breakage rate and the salvage source, the solar detach and reset, and a per-sheet price for decking on the old conversions. The Sacramento roof cost guide shows the line items. Ask for the leak investigation in writing, not just the repair.
Housing age and what to inspect
Housing age helps plan an inspection. The share of homes in each decade is census data; the notes describe materials and conditions to check at the property.
| Built | Share of homes |
|---|---|
| 1960–1969 | 3% |
| 1970–1979 | 8% |
| 1980–1989 | 11% |
| 1990–1999 | 20% |
| 2000–2009 | 35% |
| 2010 and later | 22% |
El Dorado Hills: 18,791 housing units, median year built 2002, median owner-occupied value $909,500, 87% owner-occupied. Source: U.S. Census Bureau, American Community Survey 2020–2024 5-Year Estimates, tables B25034 (year structure built), B25035 (median year built), B25077 (median value, owner-occupied), B01003, B25003 (ACS 2024 5-year).
- 1960s–1970s homes1960s–1970s · approximately 11% of housing
- The original villages started with shake on skip sheathing. Their composition roofs sit on whatever the first conversion left: plywood over the skips, boards nailed between them, or shingle straight over the gaps. Low-pitched sections over the garages hold water and fail early. Inspect the deck from the attic and at the eave before quoting, and price plywood per sheet with the count confirmed at tear-off. Rafter tails at the downhill eave are usually soft where the old gutter leaked.
- 1980s homes1980s · about 11% of homes
- The 1980s homes in the Lake Forest villages carry early concrete tile or composition on hip roofs with many valleys and dead-end drainage against chimneys and second-story walls. Tile from that decade has often been discontinued, so a relay needs salvage tile sourced before work starts. Valleys and roof-to-wall joints are where the felt has failed. Check the metal in the valleys and look for the missing kickout at the wall intersections.
- 1990s homes1990s · about 20% of homes
- The 1990s tracts, including Serrano's first villages, put concrete tile over a single layer of felt on big hip roofs, and that felt is now near the end of its life. A leak with sound tile means a relay, not a new roof. Confirm the tile profile is still made or that salvage is available, and inspect the skylight curbs and the pipe flashings the builder used. The estimate states the breakage allowance per tile and the underlayment product.
- 2000s homes2000s · about 35% of homes
- The 2000s produced 35% of El Dorado Hills roofs, mostly concrete tile over felt across Serrano, Blackstone and Stonebriar, with a solar array on many of them. The underlayment on the earliest of these is reaching the age where valleys and penetrations leak. Solar mounts driven through tile without proper flashing are a common leak source of their own. Price the detach and reset, the relay and the flashing at each standoff on separate lines, and name who handles a third-party-owned array.
- 2010 and later homes2010 and later · about 22% of homes
- Roofs from 2010 onward, about 22% of the stock, are tile or Class A composition installed under fire-area rules, and most are within their original underlayment life. Calls are a broken tile from a satellite installer, a solar penetration or a valley clogged with oak litter. Trace the leak and price the local repair; a reroof on this stock is rarely warranted. Keep the roof assembly and vents as installed unless the county requires a change.
Roofing by neighborhood in El Dorado Hills
- Serrano
- Serrano's tile roofs span its late-1990s villages through its 2010s ones, on the ridges north of Highway 50 along Serrano Parkway and Silva Valley Parkway, under an HOA with design review. The oldest Serrano tile is at relay age, and the west-facing ridge lots take the wind on the exposed hips. A relay keeps the approved tile and color; a change of material or profile goes through the review. Price the ridge and hip fastening for wind.
- Blackstone
- South of Highway 50 along Blackstone Parkway off Latrobe Road, Blackstone is a 2000s and 2010s tract with concrete tile throughout and solar on many roofs. The felt is younger here, so calls are penetration leaks and broken tile. Check the solar standoffs and the pipe flashings before assuming the underlayment is done. The HOA reviews any visible change to the roof.
- Governors, Saint Andrews, Crown and Ridgeview villages
- The 1960s and 1970s villages along El Dorado Hills Boulevard carry composition over old shake decks, with low-slope sections over the garages and long downhill eaves. Tear-off reveals the deck, so the plywood count is confirmed on the day. Low-pitch sections get a membrane, and a material change goes through the CSD's Design Review Committee in most of these villages. Rafter tails come up on nearly every one.
- Lake Forest villages
- Above Folsom Lake off Francisco Drive, the 1980s and 1990s reorganization of Lake Hills Estates produced Waterford, The Summit, Green Valley Hills, Winterhaven, Marina Woods and Windsor Point. Their hip roofs face the lake wind, and discontinued 1980s tile profiles make salvage the first question. Inspect the lake-facing valleys and the chimney saddles. Staging over a downhill eave above the lake is its own line.
- Stonebriar and Highland View
- Stonebriar sits among the stucco-era HOA villages south of the freeway west of Latrobe Road; Highland View is among the villages that followed the originals. Both have tile roofs with second-story walls rising from lower roofs. The missing kickout at that joint is the usual leak. Check the stucco staining below every roof-to-wall intersection. The relay includes new wall flashing there, not just underlayment.
Sun, rain, trees and site conditions
El Dorado Hills is in Title 24 climate zone 12, at about 770 feet at the center and higher on the ridges, where tile roofs take 100°F summers and the felt under them bakes. Underlayment fails from heat first and shows itself in the first November storm. Winter rain runs above the valley's roughly 18 inches, arrives in atmospheric-river bursts, and the foothill ridges add wind that lifts ridge and hip tile and drives rain up under the eave row. Fasten the ridges and hips for wind and detail the eave closures.
Blue oak, interior live oak and gray pine hang over roofs across the older villages and the ridge lots, filling valleys with leaves and needles that dam water against the tile. Oak litter under tile holds moisture on the felt for months. Protected oaks limit where a lift or a tile-stacking crane can set up. Clean the valleys and check the drainage at every dead-end before assigning a leak to the underlayment, and plan tree protection into the staging.
The fire department's hazard map puts parts of El Dorado Hills in Moderate, High and Very High zones. The 2025 California Wildland-Urban Interface Code (Title 24, Part 7) has applied since January 1, 2026. A reroof needs a Class A covering, and where El Dorado County Building Services applies the WUI code to the work, the vents, eave and gutter details come under it too. OSFM's guidance is the code context. Climate zone 12 cool-roof minimums may apply on low-slope and large steep-slope reroofs; many concrete tiles and cool-rated shingles meet them. Name the product ratings on the estimate.
Permits and approvals
Reroofing is permitted work in El Dorado County, and El Dorado Hills, being unincorporated, gets its permit from El Dorado County Building Services in Placerville. Repairs of a few tiles or a single flashing generally do not need one; confirm the threshold with Building Services. The licensed contractor should pull the permit; a homeowner who pulls it becomes the owner-builder of record.
Title 24, Part 6 can also apply. El Dorado Hills is climate zone 12, and a reroof that replaces the roof covering on a low-slope section, or a large share of a steep-slope roof, may trigger the cool-roof requirements for aged solar reflectance and thermal emittance; many concrete tiles and cool-rated shingles meet them, and the estimate names the product's rating so the compliance question is answered before the permit is filed. The California Energy Commission publishes the current standards. PG&E is the utility, and any solar array being detached and reset for the roof work needs its interconnection left intact or re-inspected as PG&E and the county require.
Before ordering roofing, check whether the parcel’s covenants require approval for the selected covering, color, or visible profile. Use the responsible association or the CSD where it administers that village’s restrictions. A relay retaining the same tile may have a different submission process, but confirm it instead of assuming an exemption. Coordinate that decision with the county reroof permit and any solar work.
Permit authority: El Dorado County Building Division . Whether a permit or review applies, and who pulls it, is written into the estimate.
Seeing something on your own house? Request an estimate for roofing in El Dorado Hills
Repair or replace?
A roof with years left can still leak at one bad flashing. A roof at the end of its life may look fine from the street. The decision rests on condition, not just age.
Not sure which applies? Tell us what you are seeing and request an estimate for roofing.
What the scope includes
A complete estimate names the work, materials and exclusions so you can compare proposals.
Keep a copy for your site visit or when comparing estimates.
Included in a written scope
- Tear-off and disposal of existing roofing to the sheathing where replacement is planned
- Inspection of sheathing, with replacement priced as a separate line per sheet
- Underlayment, drip edge, and flashing at walls, chimneys, vents, and valleys
- New roofing installed to the product's published instructions
- Ridge, ventilation, and pipe boots as specified
- Magnetic nail sweep of the yard and driveway and daily cleanup
Clarify before work starts
- How sheathing replacement is priced and approved during the job
- Whether gutters are removed and reinstalled or replaced as part of the work
- How skylights, solar mounts, and satellite dishes are handled
- Permit requirements and who is responsible for inspection scheduling
How a roofing project works
The stages to discuss when planning your project.
Talk through the project
Tell us what you want to repair or update. A few details about the home and what you have noticed are enough to start.
Review the home and options
A site review identifies the work involved, checks the usual trouble spots, and covers the choices that fit your home.
Agree on the scope and schedule
Review what is included, what is not, and how changes are handled before any work is scheduled.
Walk through the result
Review the completed work together, along with the applicable care and warranty information for what was installed.
Roofing questions from El Dorado Hills homeowners
My Serrano tile roof leaks but the tile looks fine. Do I need a new roof?
Almost certainly not a new roof; you need new underlayment. Concrete tile on a 1990s or 2000s Serrano house outlasts the felt beneath it by decades, and a leak at a valley, skylight, or pipe with sound tile means the felt has cracked. The estimate prices breakage per tile and says where the salvage tile comes from.
Does a reroof in El Dorado Hills have to meet the fire code?
Yes at the covering, and possibly further. A reroof in El Dorado Hills needs a Class A covering, and on a parcel with a Moderate, High or Very High designation El Dorado County Building Services may apply the 2025 WUI Code to the vents, eave closures and gutter details the reroof touches. Ask for that determination for the address before the tile order. Tile or metal is a material name, not an assembly rating, so the estimate names the listed assembly it proposes. Elective hardening beyond what the permit requires belongs on a separate line so a reroof bid and a hardening bid can be compared on their own.
We have solar on the roof. How is that handled during a relay?
As its own priced line. The array is unbolted, the panels and racking are stored on site, the roof work proceeds, and the array is remounted on flashed standoffs that seat properly on the new underlayment, which is usually better than the original mounting. Many El Dorado Hills arrays are leased or owned by a third party, and those companies typically require their own crew or written approval for the detach and reset, so the estimate names who does what and when. PG&E's interconnection stays in place; if any electrical is disturbed, the county's inspection covers it under the permit.
My 1970s Ridgeview house has composition over the old shake. What happens on tear-off?
The tear-off reveals what the first conversion did. Some houses had plywood laid over the original skip sheathing; others had solid boards nailed between the skips; a few had shingle laid straight over the skip boards with nothing between. The estimate prices new plywood per sheet in advance and the count is confirmed once the deck is exposed and photographed. Low-pitched sections get a membrane rather than shingle. Check whether the individual village’s recorded covenants require CSD design review for the change.
Will the county make me put on a cool roof?
Possibly, depending on the roof. Title 24, Part 6 sets cool-roof requirements in climate zone 12 that a reroof may trigger when it replaces the covering on a low-slope section or a large share of a steep-slope roof, expressed as minimum aged solar reflectance and thermal emittance. Many concrete tiles and cool-rated composition shingles meet the numbers already, and the estimate names the proposed product's rating so the question is settled before the permit is filed with El Dorado County Building Services. The California Energy Commission publishes the current standards, and the county's plan check applies them.
Should the gutters be replaced with the roof on a tile house?
A relay or reroof renews the drip edge and the eave-row detail, and gutters hung on the fascia have to come off or be worked around to do it. If the gutters are original builder aluminum with sagging runs, or vinyl, or hanging from a fascia that has gone soft behind them, replacing them in the same project means the fascia is repaired once and the drip edge and gutter are set together.
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