Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
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After
Before
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AfterFast, Reliable Roofing Across Santa Monica
Roof replacement in Santa Monica typically runs $8,000 to $20,000, and most repairs fall between $400 and $1,800. The catch here is permitting: a reroof in 90402 or 90403 can require both a city building permit and a California Coastal Development Permit before a single shingle comes off. We coordinate both tracks, and we show up when we say we will. Call (877) 610-1318 to schedule a free roofing estimate.
Why Barrett & Sons Construction Is Santa Monica’s Preferred Roofing Company
Tom Barrett started this company in 1998, and his sons run the crews. That matters in a city like Santa Monica, where the building department and the Coastal Commission both have a say in what goes on your roof. We have pulled the permits, sat through the inspections, and closed out the Coastal exemption paperwork on projects from the beachfront streets of 90405 to the Craftsman blocks north of Montana Avenue. Homeowners here know that a contractor who fumbles the Coastal Development Permit track can leave you with a stop-work order and an exposed roof deck. We do not fumble it.
Every roof in Santa Monica gets a written scope of work before we start. Every price change arrives as a written change order before the work happens. And every completed job carries our 90-Day Done Right Promise in writing: if it is not done right, one call brings Tom back. A live person answers our phone 24 hours a day, not a voicemail box and not an out-of-state call center. That is how a local roofing company should operate in this city.
Our Roofing Services in Santa Monica
Roof Repair
Salt air near the ocean accelerates corrosion on flashing, fasteners, and edge metal faster than almost anywhere else in Los Angeles County. A small leak at a chimney or vent in Santa Monica is rarely a simple fix: the original galvanized flashing is often rusted through, and the underlayment underneath has been wicking moisture for years. We replace the failed material, check the surrounding decking, and write up exactly what we found, what we fixed, and what it cost. No vague “repair” line on an invoice without a description.
Roof Replacement & Installation
Roof replacement in Santa Monica means more than tearing off old shingles and nailing on new ones. Depending on your ZIP code and proximity to the beach, you may need a city building permit plus a Coastal Development Permit or an exemption letter from the Coastal Commission. We handle both tracks, including the inspection sign-off. Our replacements include underlayment rated for the marine layer, corrosion-resistant fasteners, and shingles or standing seam rated for the wind loads your specific street requires. The final permit close-out is part of the job, not an afterthought.
Metal Roofing
Standing seam metal roofs outperform almost anything else in coastal conditions. They shed salt spray, hold up to wind uplift far better than asphalt, and last decades longer when installed with the right alloy. That alloy matters: we specify marine-grade fasteners and clips rated for coastal exposure, not the inland-grade steel that can rust out within a decade here. Pricing for metal roofing in Santa Monica runs $15,000 to $40,000 depending on roof complexity, pitch, and whether you are replacing the full deck or installing over existing structure.
Tile Roofing
Tile is common on the older Spanish Colonial homes that define neighborhoods like 90402, but it comes with its own coastal challenges. Salt-laden air eats at the underlayment and battens beneath the tile, and the freeze-thaw cycle that is mild here still shifts tiles over time. We source matching tile profiles from named manufacturers, replace failed underlayment, and document every phase for the permit record. Tile roof repair in Santa Monica typically runs $600 to $2,500 depending on the extent of the underlayment damage.
What happens when you call
- 1
A real person answersNo phone trees - you reach a local pro.
- 2
You get an upfront price rangeHonest numbers before anyone is dispatched.
- 3
A background-checked tech heads outLicensed & insured, dispatched right away.
- 4
You approve before work beginsNothing starts until you say go.
Trusted Brands We Service in Santa Monica
We install and service roofing systems from manufacturers whose names you can look up before signing anything: GAF, CertainTeed, and others we have carried for years. For projects that touch hardscape around the home, such as replacing a roof drain that ties into a paver patio, we work with Techo-Bloc and Cambridge Pavers. If your Santa Monica roof needs a part, we do not want you waiting two weeks on a mystery shipment. We keep common components in stock for this area because we know what fails here: vent caps, edge metal, boot flashings, and underlayment rated for coastal exposure. Fast turnaround means your exposed deck gets covered sooner.
Common Roofing Problems We See in Santa Monica Homes
- Salt-corroded flashing. The marine layer deposits salt on exposed metal, and galvanized flashing fails years earlier than it would in Culver City. We replace it with stainless steel or marine-grade alternatives.
- Wind uplift on exposed roofs. Homes above the bluff and taller structures near the beach face wind loads that inland contractors often ignore. Shingles rated for 90 mph do not meet code on many Santa Monica roofs.
- Soft-story structural implications. Santa Monica enacted one of Southern California’s earliest mandatory soft-story seismic retrofit ordinances. A roofing project on a 1950s tuck-under parking building south of Wilshire can interact with structural retrofit scope, so we coordinate the engineering.
- Coastal permitting triggers. A reroof near Ocean Avenue or in the beachfront streets of 90405 can trigger a full Coastal Development Permit review. Skipping that check leaves you with a stop-work order, not a finished roof.
Pricing for Roofing in Santa Monica, CA
Santa Monica pricing reflects the dual-permit process and the coastal materials requirement, not just labor and shingles. A contractor who quotes you an inland price is almost certainly leaving out the Coastal Commission check, the marine-grade fasteners, or the wind-load upgrade. Here is what we see across Santa Monica:
| Service | Typical Range in Santa Monica |
|---|---|
| Roof Replacement | $8,000 - $20,000 |
| Roof Repair | $400 - $1,800 |
| Metal Roof Installation | $15,000 - $40,000 |
What changes the number is roof pitch, deck condition, whether the Coastal Commission requires a full permit versus an exemption letter, and the wind-load rating your street requires. We give you a written line-item estimate before any work begins, and we honor it unless a written change order adds scope. Call (877) 610-1318 to schedule a free estimate, and we will walk your roof with you and explain exactly what you are paying for.
Beyond Coastal Permits: What Santa Monica Code Actually Requires
Santa Monica is one of the only cities in Los Angeles County where a roof replacement can require both a city building permit and a California Coastal Development Permit for the same project. A reroof in Culver City gets a standard building permit and moves on. A reroof within Santa Monica’s coastal zone, which includes much of the city west of Lincoln Boulevard, may need the Coastal Commission to sign off on the scope, or at minimum to issue a categorical exclusion or exemption. We know which ZIP codes trigger which track: 90402 north of Montana is almost always in the coastal zone, as are major portions of 90403 and the beachfront streets of 90405. We check your address against the Coastal Commission boundary before we quote the job, because finding out after tear-off is not an option.
On a 1940s Craftsman north of Montana Avenue in 90402, our crew replaced a salt-corroded composition roof where the original galvanized flashing had failed along the chimney. We swapped in stainless steel step flashing and upgraded to a Class A fire-rated asphalt shingle with a 110-mph wind rating, then walked the owner through the city inspection sign-off and the Coastal Commission exemption letter for the final permit close-out. That is what a compliant Santa Monica roof job looks like. A cheap quote leaves out the Coastal Commission check, uses inland flashing, and installs shingles rated for 90 mph on a roof that code says needs better. Then the owner finds out when the inspector shows up or the first winter storm blows through.
We Also Serve Cities Near Santa Monica
Our Roofing team works throughout the Westside and nearby communities. If you are in Venice, Century City, Culver City, or Beverly Hills, we bring the same written-scope discipline and coastal materials knowledge to your roof. This page covers Roofing in Santa Monica specifically, but we are happy to quote work in any neighboring city.
Serving Santa Monica, CA - Our Local Coverage Area
We’re based in the Santa Monica area and know this community well. Use the map below to see our service coverage - if you’re nearby, we can almost certainly help.
FAQs - Roofing in Santa Monica
No, not always, but enough of the time that you need to check before quoting or starting work. Much of Santa Monica falls within the California Coastal Commission’s coastal zone, including most of 90402, 90403, and the beachfront areas of 90405. Properties inside the coastal zone may need a Coastal Development Permit or a categorical exclusion or exemption letter depending on the scope of the reroof and the address. We check every address against the Coastal Commission boundary before we write a quote, and we include the permit path in the written scope. Call (877) 610-1318 and we will tell you exactly what your property triggers.
Santa Monica code requires higher uplift resistance on exposed roofs near the beach, typically 110 mph or higher depending on the site’s wind exposure category. Inland contractors often install shingles rated for 90 mph because that meets the minimum in the valley or mid-city, but a two-story structure near the bluff in 90402 or an exposed roof in 90405 frequently needs a stronger rating. We specify the wind-load rating required for your specific address, install materials that meet it, and document the rating on the permit paperwork so your insurance company can see it. Call
Generally no, and it can be worse than a denied claim. Insurers in Southern California increasingly ask for permit numbers and final inspection sign-off before processing a roof claim, especially after coastal storm events. An unpermitted roof in Santa Monica is a red flag because the city is known for its Coastal Commission jurisdiction and its soft-story retrofit program. If a contractor tells you a permit is optional on a reroof here, walk away. We pull permits on every eligible job and close out the final inspection as part of the contract, not as an afterthought. Call (877) 610-1318 before you sign anything with anyone.
Salt air significantly shortens the life of galvanized fasteners, flashing, and edge metal. What lasts 30 years inland can fail in 10 to 15 years here if the contractor used galvanized instead of stainless or marine-grade alternatives. The persistent marine layer also keeps the roof deck damp longer, which accelerates rot where flashing has failed. A roof built with inland materials in Santa Monica will still shed rain, but the metal components will corrode from the inside out. We use stainless steel step flashing, marine-grade fasteners, and underlayment rated for coastal exposure on every Santa Monica roof. Call (877) 610-1318 to have your existing flashing checked.
In Santa Monica, a repair is typically limited to replacing a few shingles, a section of flashing, or a vent boot, and it may not require a building permit depending on the square footage. A replacement, by contrast, involves removing and reinstalling the roof covering over a significant area or the full roof, and it requires a building permit and often a Coastal Development Permit or exemption letter. The line matters because an unpermitted replacement can cloud title when you sell and void your insurance coverage. We determine which category your project falls into before we quote it, and we put that determination in writing. Call (877) 610-1318 for a free estimate and we will walk you through the permit path.
Get Your Free Santa Monica Roofing Estimate
If you own a home in Santa Monica, you are dealing with a building department and a Coastal Commission that most contractors in Los Angeles County never see. You need a roof that meets wind-load code, resists salt corrosion, and carries a documented permit trail for your insurance company. We have been doing exactly that since Tom Barrett founded this company in 1998. Every job includes a written scope, written change orders for any price adjustment, permits pulled, inspections signed, and the 90-Day Done Right Promise in writing. A live person answers our phone 24/7. Call (877) 610-1318 to schedule your free roofing estimate in Santa Monica.
Written by Tom Barrett, Owner at Barrett & Sons Construction, serving Santa Monica since 1998.
Why Santa Monica Chooses Barrett & Sons Construction
We set the standard for roofing in Santa Monica.
No Change-Order Surprises
The written quote you sign is the price you pay. Anything we find mid-job gets priced and approved by you in writing before we touch it.
Licensed & Insured
Fully certified technicians who meet all local and state licensing requirements.
Upfront Pricing
No hidden fees, no surprises. You approve the price before any work begins.
Guaranteed Work
Every repair and installation is backed by our workmanship warranty and satisfaction guarantee.
How It Works in Santa Monica
Getting your roofing handled is simple and fast.
Call or Request a Free Estimate
Tell us about your roofing needs and we provide an upfront, transparent quote - no obligation, no hidden fees.
Licensed Technician Dispatched
A background-checked, certified technician arrives in Santa Monica - typically within 30-60 minutes, with parts stocked on the truck.
Problem Solved, Guaranteed
We complete the job to your full satisfaction, backed by our warranty and 100% satisfaction guarantee.
What happens when you call
- 1A real person answersNo phone trees - talk to a local roofing pro.
- 2You get an upfront price rangeHonest numbers before anyone is dispatched. No surprises.
- 3We come out and measureLicensed & insured, at a time that suits you - the visit and the quote are both free.
- 4You get the price in writingLine-itemed, yours to keep, and nothing starts until you say go.
What Santa Monica Customers Say
Trusted by homeowners across Santa Monica and surrounding areas.
"Beautiful work and honest pricing throughout. The project ran about three weeks past the estimate waiting on the cabinets, which was the supplier rather than him, though the delay was still real."
"Full kitchen down to the studs. He found the previous owner had done the wiring himself and it was genuinely dangerous, showed me, and put it right properly rather than boxing it back in."
"He pulled every permit and had every inspection signed off. The last contractor we used told us permits were optional and I have been paying for that ever since."
Our Work in Santa Monica
A look at recent construction projects across Santa Monica and surrounding areas.
Current Offers
Bring these savings to your next appointment.
Free On-Site Estimate & Written Quote
No obligation. We measure, price the job in writing, and the quote is yours to keep.
$40 Off Any Repair Over $200
Free Second Opinion on Any Written Estimate
No Trip Charge Inside Our Own County
Senior & Veteran 10% - Always
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