Roof replacement
Roof Replacement in South Lyon, Michigan
South Lyon built a lot of houses in the 1990s — Eagle Heights in 1992, Oak Creek in 1994, Pembrooke Crossing in 1995, Trotters Pointe from 1996, Hidden Creek in 1997 and 1998, Hunters Creek in 1999 — and every one of those neighborhoods is now on a roof that is 27 to 34 years old. Lyon Township has since become one of the fastest-growing communities in Michigan, so the new roofs and the tired ones sit a few streets apart. We replace the tired ones with a full tear-off, a complete Owens Corning system and a registered warranty, and we know the three different sets of rules a South Lyon address can fall under.
Serving the City of South Lyon, Lyon Township and the Green Oak Township addresses in Livingston County that mail as South Lyon 48178.
Is my 1990s South Lyon roof due for replacement?
If it is original, yes or very nearly. The city and Lyon Township subdivisions of the 1990s — Eagle Heights, Oak Creek, Hidden Creek, Hunters Creek, Trotters Pointe — and Green Oak's Pembrooke Crossing were roofed with builder-grade shingles that realistically deliver 20 to 25 years in this climate, less over an attic ventilated by a gable vent at each end and a few box vents. A roof from 1995 is past that. The signs that confirm it are granules collecting in the gutters, tabs that lift under a hand with no resistance, pipe boots cracked through, and repairs that keep coming back in new places. Trotters Pointe's later phases, built through 2005, are a few years behind but on the same path. A replacement on any of these homes is a full tear-off to the deck, a deck inspection, code-current ice barrier and drip edge, a ventilation retrofit, and Owens Corning Duration shingles registered under a Platinum Protection warranty.
1992–1999
Build years of South Lyon's largest subdivision cohort — now at first tear-off
26,867
Lyon Township residents in 2025, up from 23,271 in 2020
7 a.m.–6 p.m.
Construction hours under the City of South Lyon noise ordinance, no Sundays
3
Municipalities with different work-hour rules inside one ZIP code
South Lyon's 1990s, house by house
A roof replacement in South Lyon today is very often a first replacement, and the neighborhoods make the timing easy to read.
Eagle Heights, inside the city, dates to 1992 — two-story homes with attached two-car garages. Oak Creek followed in 1994 with sidewalks and rail-trail access. Hidden Creek went up in 1997 and 1998, colonials and ranches up to about 3,800 square feet. Hunters Creek dates to 1999 on half-acre lots. Trotters Pointe in Lyon Township, near Eleven Mile and Pontiac Trail, was built from 1996 to 2005: two-story colonials averaging about 2,900 square feet with four bedrooms on lots of 9,000 to 12,500 square feet. In Green Oak, Pembrooke Crossing dates to 1995 — Cape Cods with three-car garages. Older still, Pheasant Run's custom homes on one-to-five-acre parcels went up in the late 1970s and 1980s and are on a second roof.
Every one of those cohorts is inside the window where an asphalt roof reaches the end of its service life, and the oldest are past it.
- Every valley cut new with metal and self-adhering membrane
- Kick-out flashing where the foyer and porch roofs meet siding
- Two full courses of ice barrier along the garage eave under a bonus room, and 24 inches past the wall line everywhere
- Gable vents sealed, ridge vent cut, soffit intake opened, baffles set
- OSB checked at every seam and replaced where soft; photographed before it is covered
- Original skylights replaced rather than reflashed
- Owens Corning starter at eaves and rakes; high-wind fastening on exposed elevations
What the first tear-off corrects on a South Lyon colonial
The 1990s builder package here was consistent: 7/16-inch OSB sheathing on trusses two feet apart with H-clips at the edges, a gable vent at each end and a handful of box vents near the ridge, insulation pushed against the sheathing at the eave so any soffit vents fed nothing, a single 36-inch course of ice barrier, and no drip edge at the rakes — which Michigan did not require until the 2012 code cycle.
Replacement is where all of that gets corrected. Drip edge goes on every eave and rake. Ice barrier runs two courses to reach at least 24 inches inside the wall line the current code requires. The gable vents get sealed from inside and a continuous ridge vent is cut, fed by real soffit intake with baffles in every rafter bay — because a gable vent left open short-circuits a ridge vent and, with wind running parallel to the ridge, can pull rain and snow into the attic. And every OSB panel gets checked for edge swelling once the old roof is off; thirty years under a starved attic and a short ice barrier tends to find the weak seams.
The colonial's trouble spots
The 1990s South Lyon colonial is a hip-and-gable roof with two to six valleys, a small steep gable over a two-story foyer that dumps onto the porch roof below, and a garage with a bonus room above it. The foyer-to-porch tie-in needs step flashing and a kick-out at the bottom. The bonus room puts heated space and knee walls behind a long, cold garage eave, which is where these houses grow ice dams and where the original single course of ice barrier gives out first. Skylights on these homes are original and their seals are as old as the shingles; we recommend replacing them during the tear-off rather than reflashing units that are already at the end of their life.
Three sets of rules inside one ZIP code
A South Lyon address can sit in the City of South Lyon, in Lyon Township or in Green Oak Township, and each one runs a replacement crew on a different clock. Which office issues the permit — and the fact that Lyon Township no longer requires one for roofing — is covered on our South Lyon roof repair page. What follows is what governs the workday.
The City of South Lyon's noise ordinance prohibits the erection, demolition, alteration or repair of any building on Sundays and, on other days, outside 7:00 a.m. to 6:00 p.m., unless a permit is first obtained from the city manager. Lyon Township exempts construction from its sound limits between 7:00 a.m. and 7:00 p.m. Monday through Friday and 8:00 a.m. to 7:00 p.m. on Saturday, with no exemption on Sundays or legal holidays. Green Oak Township's rule is looser on paper — power equipment used in construction may not exceed its limits between 10:00 p.m. and 7:00 a.m. on weekdays or before 8:00 a.m. on weekends — but a 60-decibel daytime limit at the property line in a residential district still applies.
So a South Lyon replacement runs seven to six on weekdays everywhere, Saturdays are possible in Lyon and Green Oak, and nobody works a Sunday. Most jobs here are one to two days; a large Trotters Pointe colonial with six valleys can run three.
The street, the container and the downtown calendar
Inside the city, no article or obstruction may be placed in any street — and the city defines street to include the lawn extension and the sidewalk — except as permitted through the Department of Public Works. On the small lots around Lake and Lafayette that governs where a roll-off can sit. Our default is your driveway on plywood; where the street is the only option we get the permission first. The city also asks contractors to file a registration form with the Building Department on South Warren Street, which we keep current.
Downtown South Lyon closes for Pumpkinfest on the last weekend of September — in recent years Lafayette from Liberty to Whipple and Lake Street from Wells to Washington, starting Friday at noon — and again for the Holiday Spectacular parade on the first Saturday in December. The Farmers and Artisans Market takes the municipal lot at Lafayette and Liberty on Saturday mornings from May through October. If your house is in the core we schedule material delivery and tear-off around those dates; a boom truck cannot stage on a street that is about to be closed for a pumpkin roll.
The September 2026 storm and South Lyon's wind
At 10:38 p.m. on September 2, 2026, the National Weather Service issued a severe thunderstorm warning naming South Lyon, Brighton, Milford, Novi and Northville, calling for 60 mph gusts and hail up to an inch and a quarter with damage to roofs, siding and trees. Over the following six hours the second line put an estimated 70 mph gust on Howell and a measured 67 mph on the Livingston County Airport, with straight-line winds of 60 to 70 mph across the county. Roughly 300,000 customers lost power in the region. No tornado touched down in Livingston or western Oakland County.
South Lyon has taken worse — the August 2023 storm that hit the city harder than anywhere in the region is covered on our repair page — and the lesson is the same both times. Wind at that speed strips shingles that were already unsealed and breaks the seal on shingles that stay put and look fine from the driveway. If your 1990s roof was under that warning, have it walked before the fall rains, have the tabs tested by hand, and have the findings photographed with the date recorded.
Building the next roof for it
Owens Corning Duration shingles carry a 130 mph wind resistance limited warranty as standard and a 160 mph enhanced warranty when the full component set is installed with starter shingles at both the eaves and the rakes. Michigan code requires a minimum of four fasteners per shingle; on the exposed west and south elevations of an open Lyon Township lot we use the manufacturer's high-wind pattern. Because shingles seal with a heat-activated strip that bonds in about a day in summer and can take up to twelve weeks on a north slope in winter, a South Lyon roof finished by mid-October seals before the November gales.
The Owens Corning system we register in South Lyon
On Top Roofing is an Owens Corning Platinum Preferred Contractor — the top tier of the Owens Corning contractor network in the company's own description, and the only tier that can offer its best system warranty. Every South Lyon replacement is registered under a Platinum Protection Roofing Limited Warranty: limited lifetime coverage on materials with a 50-year non-prorated period, limited lifetime workmanship non-prorated for the first 25 years, 130 mph wind standard and 160 mph enhanced, and 25-year algae resistance with Owens Corning hip-and-ridge. It transfers once to a buyer within 60 days of a sale — and in one of the fastest-growing corners of the state, houses here change hands often.
It requires the whole system: Duration shingles with SureNail Technology, Owens Corning or approved synthetic underlayment, Owens Corning hip-and-ridge, and Owens Corning self-adhered ice-and-water barrier, starter and VentSure balanced ventilation, plus new flashings and drip edge. We install all of it as standard, which is also what earns the 160 mph enhanced wind coverage.
Colors for a South Lyon colonial
The 1990s brick-front, vinyl-side colonial takes Driftwood, Estate Gray and Teak well; Onyx Black and Brownwood suit red brick. The downtown bungalows and modest two-stories near Lake and Lafayette look right under Estate Gray or Slatestone Gray. For the custom acreage homes of Pheasant Run and the lakefront at Hidden Lake, the Duration Designer line — Aged Copper, Storm Cloud, Black Sable — reads closer to slate and shake. We bring full-size samples and we will tell you when your association's approved palette and your preference disagree.
Associations, co-ops and who signs
Lyon Township lists more than a hundred named neighborhoods, and about half of them are planned developments with architectural review boards written into their recorded documents. Trotters Pointe, Hidden Creek, Tanglewood and Mill River all have associations. Hidden Lake in Green Oak is gated, with a 110-acre private lake and its own architectural standards; Green Oak Township itself does not enforce association rules, so the association does. We ask about yours on the first call, read the architectural requirements before shingle color is chosen, and prepare the submission with the product data sheet and color chip so it is approved in one pass.
Colonial Acres, the 55-plus community near downtown, is a cooperative and condominium community — the roof is a common element, and the association rather than the resident contracts the work. We do that work as well; if you sit on a board there, the conversation starts with the building rather than the unit.
New South Lyon, and the roofs next door
Lyon Township grew from about 23,300 people in 2020 to an estimated 26,900 in 2025, and it is still building. Lombardo's Settler's Ridge is 298 homes and townhomes on the former Coyote Golf Club at Twelve Mile and Milford Road. Cattails Cove is 127 homes on the Cattails course south of Nine Mile, which played its last round in June 2026. Pulte is building the Woodlands, Meadows and Aspen Ridge of Lyon; Robertson has Hudson Townes and The Preserve at Davis Creek; Lombardo's Hickory Creek and Singh's Charleston Park are selling. South Lyon Community Schools enrolls about 8,400 students across thirteen schools.
We roof new construction across South Lyon and Lyon Township. And every one of those new subdivisions sits a few streets from a 1990s one that is due right now, which is why our trucks are on both.
South Lyon neighborhoods where we replace roofs
I-96 and US-23 put our Howell yard at 5896 Sterling Dr about twenty minutes from downtown South Lyon. We replace roofs across the city, Lyon Township and the Green Oak addresses that mail as South Lyon — the 1990s subdivisions inside the city, the colonials of Trotters Pointe and its neighbors in Lyon Township, the acreage homes of Pheasant Run, the lakefront at Hidden Lake and Silver Lake, and the new communities going in along Milford Road and Pontiac Trail.
- Downtown South Lyon
- Eagle Heights
- Oak Creek
- Hidden Creek
- Hunters Creek
- Trotters Pointe
- Pembrooke Crossing
- Pheasant Run
- Colonial Acres
- Tanglewood
- Mill River
- Trailside at Mill River
- Arbors of Lyon
- Carriage Trace
- Orchards of Lyon
- Knightsbridge Gate
- Park Woods
- Woodwind
- Walnut Creek Estates
- Centennial Farms
- Hidden Lake
- Silver Lake
- Lyon Preserve
- Settler's Ridge
- Cattails Cove
- Charleston Park
- New Hudson
- Lyon Township
- Green Oak Township
Frequently asked questions
My Trotters Pointe colonial was built in 1998 and looks fine. Is it really due?
What days and hours can you work on my roof?
Can the dumpster go in the street in the City of South Lyon?
Do I need a permit for a roof replacement in South Lyon?
My roof was under the September 2026 warning. Should I have it looked at?
Do I need my association's approval before you start?
Who contracts the roof at Colonial Acres?
Should I replace the skylights while the roof is off?
What warranty do I get, and does it transfer when I sell?
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Call (810) 588-3933