What happens if you skip the permit (and you needed one)
- Stop-work orders carry no specific fine cited in Concord code, but the city will require permit-pullage and re-inspection at your expense — easily adding $300–$500 in re-permit and contractor recall costs.
- Insurance claim denial: many carriers require proof of permit and inspections for roof claims; unpermitted work voids coverage for that component.
- Home sale disclosure: New Hampshire's Property Condition Disclosure Statement requires listing all unpermitted work performed in the prior 7 years; omission opens you to rescission and legal liability capped at 10% of purchase price.
- Lender refinance block: if you refinance within 5 years, the lender's appraisal and title review will flag unpermitted roof work, delaying or killing the loan.
Concord roof replacement permits — the key details
Concord enforces the three-layer rule strictly under IRC R907.4. The code states: 'Where the existing roof covering is to be removed, the underlying roof covering shall be removed until the roof deck is exposed.' In practice, Concord Building Department staff will often require photographic evidence of existing layers before permitting a re-roof. If you have two layers already and plan to nail a third over top, the city will deny the permit at intake. If a third layer is discovered during work, the inspector issues a stop-work order, and you must tear to the deck — a process that adds 3–7 days and $2,000–$5,000 in labor. This rule exists to manage structural loading (asphalt shingles add ~10 psf per layer) and to ensure proper attachment and drainage. Concord's adoption of the IRC is strict on this point; some neighboring towns are looser, but Concord is not.
New Hampshire's climate zone 6A and Concord's 48-inch frost depth trigger specific underlayment rules. IRC R905.2.8.2 requires ice-and-water-shield (or equivalent self-adhering membrane) to extend at least 24 inches interior to the building line in cold climates — this protects against ice damming, which is common in Concord's winters. Many contractors mistakenly install ice-and-water-shield only 12 inches in, assuming a 'standard' overhang distance; the city's inspectors catch this regularly and issue corrections before final sign-off. Additionally, IRC R905.10 requires synthetic underlayment in New Hampshire to be rated for slope (minimum 4:12 for standard asphalt shingles). If you're upgrading to metal roofing or standing seam, the underlayment and fastening spec becomes more exacting — the permit application must detail fastener type (stainless steel or galvanized, per NEC 701 for metal roofs near salt sources, though Concord is not coastal). Plan for a 5–10 day permit review if you change materials; like-for-like asphalt-to-asphalt is often over-the-counter same-day.
Concord allows owner-builder permits for owner-occupied residential roofs, which is a significant local advantage. You may pull the permit yourself if the house is your primary residence and you're doing the work (or hiring a non-licensed roofing crew under your supervision). However, the city requires you to be present for inspections and to sign off as the responsible party. Many homeowners choose to have the roofing contractor pull the permit under their license — this is legal and often simpler, as the contractor absorbs the application burden. The building department does not require a general contractor license for residential roof work if the owner pulls the permit, but they do require proof of workers' compensation insurance if you hire employees. The fee is the same regardless (~$150 for owner-builder vs. $150–$200 for contractor).
The permit application requires a detailed scope: existing material type and number of layers (photographs strongly recommended), new material type, dimensions or roof area in squares (1 square = 100 sq ft), underlayment spec, ice-and-water-shield extent (critical in Concord), fastener type and pattern, and gutter or flashing work scope. The city's online portal has a fill-in form; you upload photos and a site plan (hand-drawn is acceptable). If you hire a contractor, they typically submit the application; if you pull it yourself, budget 30–45 minutes to gather photos and specs. The permit, once approved, is valid for 180 days from issue date. Work must commence within 30 days of approval or the permit expires (though renewal is simple). Inspections are called as work progresses: rough inspection after deck nailing (if tear-off) or underlayment installation, and final after shingles/panels are complete. Plan for the inspector to visit within 2–3 business days of your call; in winter, this can stretch to 5 days.
One local nuance: Concord's fire code (adopted from NFPA and integrated into the local building code) requires that any roof replacement in the city proper include verification that the new material meets Class C fire rating or better (IRC R902.1). This is standard for asphalt shingles (Class A or B typically) and metal roofing, but if you're considering wood shakes or cedar shingles, the city will flag this at permit intake and deny it unless you provide a special variance or Class A-rated product. Metal roofing is increasingly popular in Concord and carries no fire-code friction. Additionally, the city has a small historic district overlay (roughly a 10-block zone around Main Street); if your house falls within it, the local Historic District Commission must approve the color and material of the new roof before the building permit is issued. This adds a 2–3 week step, so verify whether your address is in the district early.
Three Concord roof replacement scenarios
The three-layer rule and why Concord enforces it strictly
IRC R907.4 is not a suggestion in Concord; it's a bright-line rule. The code reads: 'Roof coverings applied over existing roof coverings shall comply with the requirements of this chapter.' In the context of Section 907, this means you cannot apply a third layer of roofing over two existing layers. The reason is structural: each layer of asphalt shingles adds approximately 10 pounds per square foot of dead load. A colonial or raised ranch with two layers (20 psf) plus a third layer (10 psf) approaches or exceeds the roof framing's designed capacity, especially when you factor in live load (snow, wind). New Hampshire's climate zone 6A sees substantial winter snow loading — Concord averages 60+ inches annually — which means that any roof system approaching capacity is a liability waiting to happen. Additionally, water intrusion and ventilation degrade when you have three layers; the deck beneath the first layer cannot dry properly, leading to rot and mold.
Concord's building inspectors are trained to spot multi-layer roofs during initial walkthroughs. Many homeowners don't know how many layers they have because a previous owner never documented it, or the contractor didn't disclose it. The city requires you to disclose the number of layers at permit intake (a simple photo or visual inspection helps). If the inspector discovers a third layer during the rough inspection, work stops immediately, and you must tear to the deck before re-inspection. This can add $2,000–$5,000 in unexpected labor and delay the project by a week or more. The lesson: get a roofing contractor to do a pre-permit inspection and physically sample the roof (usually by drilling or prying a corner shingle) to confirm layer count. This costs $100–$200 but saves enormous headache downstream.
One edge case: if you have two layers and want to avoid tear-off entirely, you can apply a synthetic roofing underlayment directly over the existing shingles without removing them — this is sometimes called a 'cover-board' or 'isolation layer.' However, Concord's building department has pushed back on this in recent years, interpreting it as a third layer. The city's stance is that if you're pulling a re-roof permit, you must tear to the deck. Owner-builder permits are no exception. Some Concord homeowners have attempted to re-roof without a permit by claiming it's a 'repair,' but the city's inspectors and neighbors are vigilant, and unpermitted roof work often surfaces during a home sale or insurance claim. It's not worth the risk.
Ice-and-water-shield, underlayment, and climate-zone specifics for Concord
Concord's position in climate zone 6A and New Hampshire's 48-inch frost depth trigger strict underlayment rules that trip up many contractors. IRC R905.2.8.2 mandates ice-and-water-shield (or equivalent self-adhering membrane) in cold climates, and the extent is critical: 'Eaves and gutters shall be protected by an ice-and-water-shield…extending at least 2 feet (24 inches) inside the building line.' What does 'inside the building line' mean? It's the interior edge of the heated, insulated building envelope. If your house has a 1-foot overhang and you measure 24 inches horizontally inward from the sheathing face, you're at the point where the unheated attic begins. The membrane must cover from the eaves up to that point. If you measure from the gutter edge (which overhangs the wall), the distance is longer — typically 3–4 feet on a 1-foot overhang. Concord's inspectors measure this carefully. A contractor who installs ice-and-water-shield only 12 inches in (a common shortcut) will fail rough inspection.
Concord requires synthetic underlayment for all new re-roofs, not asphalt-felt. This is explicitly stated in the city's adopted building code amendments (not in the base IRC, but a local clarification). Synthetic underlayment (like Grace Ice and Water Shield, Titanium, or equivalent) has two advantages: it's more durable in cold climates (doesn't deteriorate as fast as asphalt felt in Concord's freeze-thaw cycles) and it adheres to the deck better, reducing wind uplift risk during nor'easters. The cost difference is modest — synthetic runs $0.50–$1.00 per sq ft more than felt — but it's non-negotiable in Concord's permit process. If you propose asphalt-felt underlayment, the city will ask you to upgrade.
For metal roofing, underlayment becomes more nuanced. Standing-seam metal requires a 'breather' underlayment that allows vapor to escape without allowing liquid water to permeate. IRC R905.10 (metal roofing) specifies fastening and overlap but defers underlayment to the manufacturer's spec. Concord accepts synthetic breather underlayment or rigid board (like DensShield or Thermoply) under metal. Do not use asphalt-felt under metal in Concord; the city will reject it. Additionally, if you're installing metal over an existing asphalt-shingle roof (tear-off required, per Scenario B), the inspector will verify that the deck is in good condition — no rotten plywood or structural damage. If repairs are needed, the permit scope must include deck patching, and additional inspection is required. Budget an extra $500–$2,000 for deck work if you discover rot post-tear-off.
Concord City Hall, 41 Green Street, Concord, NH 03301
Phone: (603) 225-8570 (Building Department line — confirm current number locally) | https://www.concordnh.gov/DocumentCenter/View/2245 (building permit application form; online portal URL to be confirmed with city)
Monday–Friday, 8:00 AM – 5:00 PM (closed municipal holidays)
Common questions
How do I know if my roof has two or three layers without paying a contractor?
You can perform a visual inspection from the attic if it's accessible: look for multiple layers of shingles or tar paper visible from below the roof deck. If you have an unfinished attic or crawlspace, you may see the undersides of multiple sheathing layers. However, the attic method is not definitive — you may have sheathing but be unable to see shingles clearly. The surest method is to have a roofing contractor drill a small hole in a discrete location (often the back of a roof overhang) and extract a core sample; this costs $100–$200 and will definitively show layer count. Concord's building department requires this confirmation at permit intake if you have any doubt, so budget for it upfront rather than discovering three layers during work.
Can I re-roof my house without a permit if I'm just doing repairs?
No. Concord defines a repair narrowly: patching a few missing or damaged shingles (fewer than 10 shingles, or under 10 sq ft) is a repair and doesn't require a permit. Anything larger — replacing a roof section over 25%, or a full tear-off-and-replace — requires a permit, period. The city does not allow the 'repair vs. replacement' exemption to be used as a loophole. If you skip the permit and your work is discovered (via a neighbor complaint, insurance claim, or home sale inspection), the city will issue a stop-work order and require you to pull a permit retroactively, at which point you may face fines and forced re-work if the installation doesn't meet code. It's not worth the risk.
What happens during the rough inspection for a roof replacement?
The rough inspection occurs after underlayment is installed (and deck work, if needed) but before shingles are laid. The inspector checks: (1) that synthetic underlayment is properly fastened (typically with cap nails or staples per manufacturer spec), (2) that ice-and-water-shield extends 24 inches up from the eaves (measured with a tape), (3) that drip edge and flashing are installed correctly, (4) that any structural deck repairs are visible and accessible, and (5) that the roof decking itself shows no soft spots or rot. The inspection typically takes 20–30 minutes. If everything passes, the inspector signs off and work can proceed to shingles. If there's a defect (e.g., underlayment not fastened, ice-and-water-shield too short), the inspector will mark it on a correction notice and you have 5 business days to fix it and request a re-inspection. Most re-inspections pass on the second attempt.
Does Concord require me to dispose of old roofing materials, or can the contractor leave them for me?
This is a contractor vs. homeowner responsibility issue, not a Concord permitting issue, but it's worth clarifying. Most professional roofing contractors include removal and disposal of old shingles in their quote. If you're owner-builder or hiring day-laborers, you're responsible for arranging dumpster rental or hauling to a local transfer station. Concord does not require a separate waste-removal permit for residential roofing tear-off (it's standard residential debris), but you cannot leave loose shingles and tar paper on-site or in the street. The building inspector may issue a notice to clean up if debris is visible at final inspection. Budget $500–$1,000 for dumpster rental or hauling if you're handling disposal yourself.
How long is my roof permit valid, and what happens if I don't start work on time?
Once your roof permit is issued by Concord, it is valid for 180 days. Work must commence within 30 days of the permit issue date, or the permit may be voided (though this is rarely enforced unless the department is undergoing a clean-up audit). If you do not complete work within the 180-day window, you can request a single 180-day extension without re-applying; extensions are typically approved if substantial progress is evident. If you exceed 360 days total, you must pull a new permit. For owner-builders, Concord is lenient about start-date enforcement but strict about completion — if you pull a permit and then abandon the project for years, don't be surprised if a future buyer or refinance flag it. It's better to not pull a permit until you're ready to start within 2–3 weeks.
Do I need a contractor license to install a roof in Concord, or can an owner-builder do it themselves?
New Hampshire does not require a state-level roofing contractor license, so owner-builders can legally re-roof their own owner-occupied house without hiring a licensed contractor. However, Concord's building department requires that owner-builder permits be signed by the property owner, and the owner must be present for inspections. If you hire day-laborers or friends to help, you must provide workers' compensation insurance if anyone is injured. Additionally, you are fully responsible for code compliance — the building inspector will not hold back on violations just because you're an owner-builder. Most homeowners hire a professional contractor because the liability and code-compliance risk is too high to DIY. If you do choose to owner-build, research IRC R905 and R907 thoroughly, and plan for at least two re-inspection cycles (rough and final) rather than one. The cost savings (contractor overhead is typically 20–30% of the total bid) may not justify the stress.
What if I'm replacing a metal roof with another metal roof — is that over-the-counter or does it require full review?
Metal-to-metal replacement is still a re-roof permit, but it is often expedited. If you're replacing standing seam with standing seam in the same profile and color, Concord may process it as over-the-counter (1–2 days). If you're changing profile (e.g., corrugated to standing seam) or color, the city may require full review (5–7 days), particularly if your house is in the historic district. The permit fee is the same ($150–$200). Inspections are the same (rough underlayment, final fastening/flashing). Metal-to-metal replacements are less common in Concord than asphalt, so the building department sometimes takes a bit longer to review the submittal if the contractor's specifications are vague — make sure the underlayment type, fastener gauge, and panel profile are detailed in the application.
Is there a discount or expedited permitting for re-roofs in Concord?
Concord does not offer a reduced permit fee for like-for-like roof replacements (unlike some larger cities that waive fees for standard residential permits). The fee is a flat $150 for owner-builders and $150–$200 for contractors. Expedited review is not available for residential roofing; the standard turnaround is 5–7 business days. However, if you submit a complete application (photos, materials spec, contractor license if applicable), most applications are approved in 2–3 days. The bottleneck is usually plan review staff availability during the spring/summer roofing season; applying in fall or winter may see faster turnaround. There is no way to 'jump the queue' without paying for expedited services, which Concord does not offer for residential re-roofs.
If I discover structural damage or rot during my roof tear-off, do I need a separate permit for deck repairs?
No. Structural repairs discovered during a re-roof tear-off are included in the scope of the original re-roof permit. The contractor documents the damage (photos) and communicates it to the building inspector at the rough inspection. The inspector will either approve the proposed repair method or require a licensed engineer to design the fix if it's extensive (e.g., replacing more than 50 sq ft of decking or finding compromised rafters). The cost and timeline for repair work come out of the original project budget — you don't pull a separate permit. However, if the inspector determines that the damage is so severe that the roof structure is unsafe, they may place a temporary hold on work until the repair plan is approved. This can add 1–2 weeks. It's rare in Concord but not unheard of in older homes (1950s–1970s Colonials with deteriorated decking). Budget an extra $1,000–$3,000 for potential deck repair if your home is over 40 years old.
Can I re-roof in the winter in Concord, or does the building department restrict seasonal work?
Concord's building code does not restrict roof work seasonally, but practical constraints do. Asphalt shingles require temperatures above 50°F for proper adhesive sealing; installing them in winter (when Concord is often below 20°F) results in poor adhesion and potential failure. Most contractors refuse winter roof jobs for this reason. Metal and standing-seam roofing can be installed year-round, as they don't rely on heat-activated adhesive. If you attempt an asphalt shingle re-roof in December and the inspector observes temperatures below freezing during final inspection, they may demand a remedial installation when it warms up, or they may issue a conditional approval with a note that the shingles must be re-sealed when ambient temps rise above 50°F. It's best to schedule roof work for May through September in Concord. If you have an emergency (severe leak) and must re-roof in winter, discuss temperature-dependent installation with your contractor and the building department upfront.