Siding Replacement in Oakland County, MI

What Siding Replacement Includes

The siding you see is only part of the job. On a house built in Royal Oak in 1948 or in Southfield in 1962, the original wood siding may still be there under a later layer of aluminum, with tar paper or nothing at all behind it. Tearing it off lets the contractor see the wall, fix what’s soft, and put in a modern water-resistive barrier before the new siding goes on. That’s the difference between a house that just looks new and one that stays dry. It’s also why a careful siding contractor in Oakland County will want to pull a few test panels before quoting a final price.

Signs It’s Time to Replace Your Siding

• Chalking and fading. Rub your hand on aluminum siding; if it comes away white, the finish is gone. Vinyl that has faded unevenly won’t come back.
• Cracks, holes and breaks on several walls, not just one or two panels.
• Warping, buckling or waviness across whole walls, often from poor original nailing.
• Soft or rotted spots when you press on the siding near windows, doors or the bottom courses.
• Peeling paint, stains or mold on interior walls that back onto an exterior wall.
• Loose panels after every windstorm, even after repairs.
• Drafty rooms and rising heating bills in an older home with little wall insulation.
• Age. Many first-generation vinyl jobs from the 1980s and 1990s are reaching the end of their useful life.

Tear-Off or Overlay?

Some contractors will install new siding right over the old, which saves on labor and disposal. It can be acceptable over flat, solid siding with no moisture problems. But in Oakland County, where so much siding is going over decades-old walls, most experienced contractors recommend a full tear-off.

Choosing a New Siding

The material shapes the price, the look and the upkeep for the next few decades. Most homes here end up with one of these:

For a closer look, read our guides to vinyl siding and fiber cement siding. If storm damage is what started the conversation, begin with the storm damage guide so the insurance side is handled first.

What Happens During a Siding Replacement

A typical job starts with protecting landscaping, windows and AC units. The crew strips one wall at a time, so the house is never fully open to the weather. As the sheathing is exposed, the lead checks for soft spots, replaces damaged sections and shows you anything unexpected before it’s covered. Then come the house wrap, taped at seams; flashing around windows and doors and at roof-to-wall joints; starter strip, corner posts and J-channel; and finally the siding, course by course, with trim, soffit and fascia last.

Expect noise, a dumpster in the driveway and some dust. Move patio furniture, grills and anything hanging on outside walls. At the end, a good crew sweeps the yard with a magnet for nails, walks the house with you and points out the details: sealed penetrations, neat cuts around outlets and faucets, and clean corners.

Comparing Siding Estimates

Line up two or three written estimates and check that each one spells out:

• The exact product, thickness or series, and color
• Tear-off and disposal, or overlay
• House wrap brand and how seams and windows will be flashed
• Price per sheet for sheathing repairs found during tear-off
• Trim, soffit, fascia and gutter work, if included
• Permit, cleanup and the payment schedule
• The manufacturer’s warranty and the contractor’s workmanship warranty
• The contractor’s Michigan license number

If one estimate is far lower, it usually leaves something out, often the wrap, flashing or trim. Those are the parts that keep water out of the wall.

Adding Insulation During Re-Siding

Many Oakland County homes built before the 1970s have little or no insulation in the exterior walls. Re-siding is the easiest time to improve that, because the outside of the wall is already open. Options include insulated vinyl, which has foam bonded to the back of each panel, or a continuous layer of rigid foam board installed over the sheathing before the siding goes on. Either one also helps flatten wavy old walls so the new siding looks straighter.

Insulation from the outside won’t replace insulation inside the wall cavity, but it reduces heat loss through the studs and cuts drafts. Pair it with new house wrap and sealed window flashing, and many owners notice warmer rooms in January. Ask contractors to quote with and without foam so you can weigh the difference.

Understanding Siding Warranties

Most siding comes with two separate warranties. The manufacturer’s warranty covers defects in the product, such as cracking, peeling or excessive fading, and often requires installation to the manufacturer’s instructions. The contractor’s workmanship warranty covers installation problems like loose panels, leaks at flashing and buckling from tight nailing. Ask how long each lasts, whether it transfers to a future buyer, and what voids it. Keep the paperwork, product labels and your contract together.