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IKO Home Additions & ADU: The San Francisco Owner’s Guide
If you’re planning an addition or ADU on a San Francisco property and want IKO roofing products specified for the project, we can help. A home addition or ADU in San Francisco typically runs $53,100 – $153,400 depending on square footage, foundation work, and whether you’re building up or out. That range includes IKO shingles and underlayment where specified, along with all structural, electrical, plumbing, and finish work.
Most owners land on this page because they’re either architect-shopping, permit-nervous, or standing in a backyard looking at a garage that could become a rental unit. The IKO piece usually comes up when they realize the new roofline has to tie into the existing house, and they want one product line that handles San Francisco fog, wind off the Pacific, and the occasional heat spike without turning into a maintenance project.
Which IKO Models This Applies To
For San Francisco additions and ADUs, we most often specify IKO Nordic and Dynasty architectural shingles. Both are rated for high-wind zones, which matters in the Sunset, Richmond, and anywhere the fog rolls in hard. Nordic is the performance line with a Class 4 impact rating, which helps when tree branches come down in January storms. Dynasty is the workhorse: solid wind rating, clean dimensional profile, and a price point that keeps the overall addition budget from ballooning.
The compatibility gotcha with IKO on additions: the shingle color and profile need to match or intentionally contrast with the existing roof, and IKO’s color lots can shift slightly between manufacturing runs. If you’re matching an existing roof, we order from the current run and check the bundle codes before the crew starts. If you’re reroofing the whole structure, the whole conversation gets simpler.
One spec worth knowing: IKO’s Cambridge line is widely available at big-box stores, but we don’t use it on additions. The Dynasty and Nordic lines have thicker mats and better sealant strips, and on a new roof that will sit exposed to San Francisco’s salt-tinged damp air for twenty-plus years, that’s the difference between a roof that stays put and one that starts lifting at the edges.
We’re an independent San Francisco contractor, not affiliated with IKO, but we order directly through authorized distributors, so the manufacturer warranty applies in full.
Styles & brands we work with
Signs Your IKO Home Additions & ADU Is Failing
- Curling or cupping shingle edges. This usually shows up on the south-facing and west-facing slopes after a few years of sun exposure. The shingle mat is drying out and the sealant strip has lost its grip.
- Granule loss in the gutters. A little granule shed is normal for the first few months. If you’re seeing piles of granules after every rain, the shingle surface is breaking down faster than it should, often due to heat trapped in a poorly ventilated roof cavity.
- Lifted shingle corners near the ridge. Wind gets under the edges on exposed San Francisco rooflines. Once the sealant strip separates, the shingle is flapping, and the next real storm will peel it back.
- Dark streaks that don’t wash off. That’s algae or moss taking hold in the damp shade on the north side of the addition. It’s less a structural emergency and more a sign that moisture is lingering, which shortens shingle life.
- Water staining inside the addition. By the time you see it on the ceiling drywall, the leak has been working through the underlayment for a while. The IKO shingle may look fine from the ground. The problem is usually at a flashing point: where the new roof ties into the old one, around a skylight, or at the plumbing vent.
See the difference
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AfterReplacement Cost & What’s Included
For an IKO roof replacement on a San Francisco addition or ADU, you’re looking at $9440 – $23600 as a standalone roofing job, with the final number driven by roof pitch, number of valleys and penetrations, and whether we’re tearing off one layer or two. A full ADU build with IKO roofing specified runs $106,200 – $259,600 all-in, including foundation, framing, electrical, plumbing, insulation, drywall, and finishes. A garage conversion with an IKO roof component lands between $35,400 and $94,400.
Every quote from us includes the tear-off, haul-away, new underlayment, IKO shingles, drip edge, flashing, and a written line-item price before any work begins. You get the manufacturer’s shingle warranty plus our 365-Day Done Right Promise: if it’s not done right after the job is complete, we make it right. That’s stamped on every project.
Call (831) 480-4497 for a written quote. You’ll know the exact number before the crew arrives, and that number will not change once work starts.
DIY or Call Us?
Replacing shingles on your San Francisco addition’s roof is not a safe DIY job, and I’ll be plain about why. The slope that gives the ADU its look is the same slope that makes footing uncertain. One wrong step on damp shingles, and you’re not finishing that Sunday project. High ladder work against a two-story addition in a tight San Francisco lot doesn’t leave much room for error.
What you can do safely: check the gutters after a storm, look for lifted edges from the ground, and keep tree branches off the roof surface. If you see something concerning, call (831) 480-4497 and we’ll send a background-checked, uniformed crew member to take a look. The estimate is free. The shoe covers and drop cloths come with every visit, and we’ll leave a photo of the clean-up before we go.
I grew up in Los Angeles and learned the trade at LA Trade-Tech before spending nearly three decades swinging a hammer across California. We’ve done kitchen and bath work in the Sunset District and within walking distance of Dolores Park. On every job, before a single tool touches the floor, you’ll have every cost written out. And we’ll set quiet hours so your family isn’t chased out of the house.
Tell me what the room needs to do, and we’ll figure out the rest from there.
FAQs
IKO Dynasty and Nordic architectural shingles typically last 20 to 30 years in San Francisco’s climate, with fog-side exposures trending toward the lower end and sun-side exposures showing wear faster without proper attic ventilation. Call (831) 480-4497 and we’ll assess your specific roof condition.
Small repairs are possible when the damage is limited to a few shingles and the underlayment is still intact, but patched roofs on San Francisco additions often become a cycle of chasing leaks if the sealant strips have failed broadly. We’ll tell you honestly whether a repair buys you time or just delays the inevitable.
A typical ADU tear-off and re-roof takes two to four working days depending on roof size, pitch, and weather. We schedule around your family’s quiet hours and clean up every day before leaving.
We order IKO Dynasty and Nordic shingles per job to match current color lots and keep the bundle codes consistent across your roof. That avoids the mismatched-color problem that plagues piecemeal repairs. We also work with KraftMaid cabinetry, Cambria and Silestone countertops, and James Hardie siding when the addition includes interior or exterior finish work.
Call (831) 480-4497 for a free estimate. A live person answers, 24/7.
Written by Graham Stein, Owner, Elmstead Remodeling San Francisco at Elmstead Remodeling San Francisco, serving San Francisco and nearby areas.
