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Roof Replacement Cost: What Sets the Price of a New Roof
No two roofs cost the same, because no two roofs are the same. These are the things that move the number up or down, so you can make sense of any estimate you are handed.
Size, measured in squares
Roofers measure in squares. One square is 100 square feet of roof surface. The roof surface is always larger than the floor area of the house, because of the pitch and the overhangs, so a 2,000 square foot house does not have a 20 square roof.
Pitch and height
A steep roof takes longer and needs more safety equipment than a low one. A three-story roof takes longer than a one-story roof. Both add labor.
Layers to tear off
Removing one layer of old shingles costs less than removing two. More layers mean more labor and more disposal weight. Building codes generally limit a roof to two layers, and a full tear-off is the only way to inspect the deck.
The condition of the deck
Nobody can see the wood until the old roof is off. Soft or rotted decking has to be replaced. A good estimate tells you in advance how that is priced, usually per sheet or per foot.
Materials
Architectural shingles cost more than three-tab shingles and last longer. On flat roofs, the membrane type and thickness and the insulation under it set the material cost.
Details: valleys, dormers, walls and penetrations
A simple gable roof is fast. Every valley, dormer, sidewall, vent and chimney adds cutting, flashing and time. Two roofs of the same size can differ a lot because of the details.
Access, permits and disposal
Tight lots, long carries and limited driveway access slow a job down. Permit requirements and fees are set by each municipality. Disposal is priced by weight.
Our prices
We are finalizing our published price ranges and will add them to this page. Until then, the fastest way to get a real number for your roof is a free written estimate.
Common questions
What affects the cost of a new roof the most?
The size of the roof in squares, the pitch, the number of old layers to remove, the condition of the wood deck and the material you choose.
What is a roofing square?
One square is 100 square feet of roof surface. Roofs are measured and priced by the square.
Why is my roof bigger than my house?
Roof area follows the slope and includes the overhangs, so it is always larger than the floor area underneath it.
Is it cheaper to roof over the old shingles?
It can cost less on the day, but it hides the deck, adds weight and shortens the life of the new shingles. We tear the old roof off.
How do I get an exact price for my roof?
Ask for a written estimate. We measure the roof, check the details and price the full scope at no charge.
Ready for a straight answer on your roof?
Tell us what is going on and we will come out, look at it and give you a written estimate. No pressure.