Roof Replacement Cost 2024 Update: New Roof Prices per Sq.Ft.

137 thoughts on “Roof Replacement Cost 2024 Update: New Roof Prices per Sq.Ft.”

1. Thank you for all the great information in this post.

   I’m located in the city of Chicago and have a quote of $14,500 to replace a 2,400 square feet 30-year-old roof. It’s a hip roof, with some valleys, two chimneys, and skylight on a 2.5 story house.

   The quote includes:

   – Tear off and haul away existing shingles on entire house.
   – Hammer down all nails and clean up roof decking. Inspect roof decking for rot. If decking needs to be replaced, an additional cost of $4.50 per square foot will be charged.
   – Install GAF WeatherWatch ice/water shield along the eaves and valleys.
   – Install GAF Feltbuster synthetic deck protection.
   – Install GAF Pro-Start starter shingles.
   – Install GAF Timberline HDZ LIFETIME architectural shingles. Customer choice in color of shingles.
   – Install new roof breather vents and lead flashing around all stack-pipes.
   – Install aluminum flashing around the chimney and caulk with polyurethane sealant.
   – Clean up and haul away all work-related debris.
   – Five-year service agreement on labor and GAF System Plus Warranty. Which means, it is a 50-year, 100% material defects coverage on the ENTIRE roof system.

   The installer is GAF certified and they did a deck at my previous house, and I was happy with their work.

   Given the environment for hiring trades right now, should I still try to get some additional quotes or just jump on this? Thanks!

   Reply

   • Hi Michael,

     At approximately $6.00 per square foot, this is mostly a fair quote for the area, given the complexity of the job, tear-off, and warranty.

     However, the contractor wants to charge you $4.50 per square foot to replace any damaged decking.

     Typically, a fair quote will include up to 100 or 200 square feet of decking replacement at no additional cost, with the rest (if more decking needs to be replaced) being priced a lot more reasonably than what you were quoted.

     What if you need to add plywood to the entire roof deck? This is entirely possible given the age of the roof.

     Now, if the contractor tears off the existing roof and then comes to you saying the entire roof deck requires new plywood at $4.50 per square foot, that will cost you $10,800 extra, which is completely ridiculous.

     One sheet of plywood covers 32 square feet, so the contractor wants to charge you $144 per sheet of plywood that likely costs anywhere from $25 to $50 per sheet. The installation should not cost more than $20-$25 per sheet to nail down, given the size of the job. Ideally, you should negotiate something like the cost of materials, plus the installation cost of $20-$25 per sheet, or something along those lines.

     If the roof deck is very difficult to access or has a ton of protrusions like skylights, etc., then the charge per sheet installed can be higher than $20-$25. That said, for a simple overlay, $20 per sheet to nail down plywood seems reasonable.

     Good Luck!

     Reply

2. Hi, I live in Maiden NC in a 3000 square foot single story home that has a tongue and grove roof. We only have gable vents on each side.

   We were quoted for:

   54 squares GAF Fortitude lifetime shingles with a 50-year non prorated labor warranty.
   Remove existing shingles
   Replace wood trim 120 sq. ft.
   Install F-style drip edge
   Storm Defender
   Deck Armor breathable roof deck protection
   Pro starter, starter strip
   Exhaust vent
   Timbertex premium ridge cap shingles
   Intake ventilation installation
   All flashing and chimney cricket (2 chimneys)
   clean up and haul away
   Also 420 sq. ft. of seamless gutters and downs spouts.

   We were quoted $54,240

   This seems quite high but it is close to a another quote we received. They did mention that they did have a 10% increase in prices since the pandemic started.

   Is this a completely unreasonable cost?

   Reply

   • Hi Denise,

     Our view is that you should get several more quotes for different types of shingles and perhaps even metal given how much you were quoted for asphalt replacement. This is an unreasonably high quote to install premium shingles on a single-story home, especially because Maiden NC has somewhat reasonable real estate values (a big factor impacting home remodeling costs) compared to expensive coastal cities.

     Essentially, the contractor is charging you $1,000 per square to install premium shingles on a very sizable job (good for the installer as they need scale to make money). The quote does include new seamless gutters, but that’s just not nearly enough (not even close) to justify the price.

     No, their roof will not last 50 years, this is a big fat marketing gimmick. A labor warranty of over 10-15 years is probably an over-kill for an asphalt shingle roof.

     The bottom line is that we would expect to see a quote of around $650 to $750 per square for premium shingles on a job of this size. Anything over $40,000 does seem quite a bit excessive, but it would be helpful to understand more about the existing roof, the number of layers, etc. Knowing the value of the property would also be helpful.

     Reply

3. Hi Alex the Roof Guy,

   I live in Los Angeles area and was shopping for a roof replacements. I got a quote of $22,000 for a 3,000 sq. ft. roof with 2 layers and 2 stories. The following are the details.

   1. Pull permits from City
   2. Includes the removal and disposal of the existing materials( shingles , wood shakes and underlayment) to be hauled-away at designated County approved facilities.
   3. Includes the Installation of 1/2inch OSB Radiant Barrier Plywood on the entire roof deck
   4. Includes the installation of 2×2 drip edge metal around the roof deck
   5. Includes weather-wash, leak barrier protection on valleys, around chimney-like structure and flashings
   6. Includes the installation of new synthetic underlayment (GAF tiger paw)
   7. Includes the installation GAF Cobra Ventilation System
   8. Includes the installation of starter strip all around the edges of the roof deck
   9. Includes the installation of the Timberline HD reflector series shingle
   10. Includes the installation of ridge caps
   11. Includes replacement of all roof flashings and valleys
   12. Includes replacing all Valleys, edge metal,vent flashings, roof to wall flashings and flashings around the chimney.
   13. All new Roof Vent and Pipes Flashing will be -sealed, primed, and painted to color match the roofing materials
   14. Complete clean-up around the perimeter of the owner’s property for all work performed throughout. All GA products are lifetime warranty and contractor is offering a 25 year warranty on workmanship backed by GAF.

   Wood costs for damaged fascia board and shiplaps would be extra

   I received another quote for $27,000 for Owens Corning Oakridge. Do you think if this quote is reasonable? $22,000 seems a lot of money to me but I never got roof replacement done earlier

   Reply

   • Hi David,

     At $22,000 for a fully-warrantied 3,000 sq. ft. roof replacement using GAF Timberline Reflector Series shingles, this is a very fair quote.

     Essentially, you are getting a complete replacement job with the extended warranty from the manufacturer, plus a very good workmanship warranty from the installer for approximately $7.50 per square foot or $750 per square.

     An added bonus is that your roof deck will be full refreshed with the 1/2 inch OSB Radiant Barrier Plywood, which is great for the roof’s health and will help boost your home’s energy efficiency.

     This is one of the better quotes we have seen in while for the greater LA area. Hopefully, you were able to lock in this deal, assuming the contractor is trustworthy. Apologies for the belated response.

     FWIW: The competing quote for $27,000 ($9.00 per square foot or $900 per square) for Owens Corning Oakridge shingles is what we typically see in Los Angeles for a complete and fully-warrantied replacement job.

     Note that OC Oakridge shingles are not as good as the GAF Timberline RS shingles. With such a high quote, the competing offering should have been for Owens Corning Duration Cool shingles (or better).

     Reply

4. Hi Alex,

   I am working with a solar company for both solar panels installment as well as roof replacement. The only option they are providing me for roof is: GAF Timberline HDZ RS series. One big drawback I found is: RS series does not have Algae stain protection.

   I am from San Jose, California and on my roof I have seen black spots (of course after many years of service). when I contacted GAF, they told me in order to meet title 24 requirements and certain code, California is no more allowing them algae protection, which is contradictory to what CertainTeed told me. So how big is a deal if I got with RS? is lack of algae protection not really a big deal?

   Please advise.

   Reply

   • Hi Ashit,

     That’s correct, GAF Timberline HDZ RS shingles don’t have the Algae Stain Protection. Is this a big deal in San Jose, CA? Probably not anywhere near as big a deal as it would be in Seattle where it rains 6 months out of the year. 🙂

     That said, if you are worried about the moss and algae growth, you can have your roof professionally cleaned/washed every now and then to remove the leaves, branches, etc. We are talking about gentle roof cleaning, DON’T power-wash the roof!

     Another option is to have the contractor install a strip of copper or zinc coated sheet metal along each side of the roof just below the ridge. Note that this should be done during the installation of the new roof, not after. Make sure it’s done in a way that won’t void the shingle manufacturer’s warranty.

     Lastly, if you are worried about algae growth and premature roof aging, consider installing standing seam to have a durable and long-lasting roof. You won’t have to drill any holes in the roof as solar panels can be clamped to the raised seams of the metal roof.

     Reply

5. Hello Alex The Roof Guy,

   I received a couple quotes from roofing contractors for my re-roofing project. I am located in Los Angeles where we will be using a roofing permit. My specific city has strict building codes where it requires 2-3 inspections in order for the final sign off for the permit. It means that they have to inspect the roof at the wood deck level. The most competitive quote is $8,125 for our 1,300 square feet roof. Here is specific breakdown of the estimate.

   ROOF DISPOSAL
   – Remove all roofing material from designated roof area down to wood decking and dispose off site – 1 Layer included (If more than 1 layer an additional $80/100 sq ft/layer)

   SHEATHING
   – Inspect sheathing for any wood damage
   – Replace damaged wood sheathing as needed (Charged @ $150/sheet or $12/ft) – Replace damaged T&G or Shiplap as needed (Charged @ $14/ft) *not included in estimate
   – Replace rafter tails as needed (Charged @ $250/tail) *not included in estimate
   – Replace fascia 1* board as needed (Charged @ $16/ft) *not included in estimate
   – Replace fascia 2* board as needed (Charged @ $25/ft) *not included in estimate
   – All exposed wood to come pre-primed only

   UNDERLAYMENT
   – Install synthetic underlayment across entire roof field using plastic cap nails – Rake – felt installed under edge metal
   – Eaves – felt installed over edge metal
   – 12 inch lap over ridge and in valleys

   VALLEYS
   – Install base
   – Install 18 inch valley metal
   – Install starter shingles along valley

   FLASHING
   – Install all new galvanized flashings – Edge Metal
   – Vent Pipes
   – Chimney
   – Skylight
   – Roof-Wall tie-in

   SHINGLES
   – 13 squares of Owens Corning TrueDefinition Duration Cool
   – Install starter row of shingles around perimeter of the roof
   – Install new asphalt shingles (color TBD) according to manufacturer guidelines
   – Cut shingles around any flashing to keep bottom half of flashing exposed for proper water flow

   RIDGES AND HIPS
   – Install rapid ridge caps (to match color) along all hip and ridge lines according to manufacturer guidelines
   SEAL
   – Seal and paint all pipe flashings to match roof color

   FINISH
   – Clean entire roof of debris
   – Sweep entire property with magnet to ensure no metal scrap/nails are left behind – Clean entire property of roofing material/debris/wood/plastic/dirt etc.

   They will offer 12 year labor warranty and 50 year material warranty through the manufacturer. We will pay for the permit fees and they will pull the permits.

   I am most concerned about the pricing of the sheathing, T&G or Shiplap, rafter tails, and fascia 1 and fascia 2 boards because I feel that it is a bit high. Once they tear off my roof down to the wood deck, the city inspector might require us to replace everything that they deem is bad.

   My house was built in the 1950s where I believe they used 1x8s where there are tiny spacings between each sheathing. I am worried that this permit process can balloon from $8,125 to $20,000 or even $40,000 (if a new roof replacement is deemed necessary by the city inspector).

   I hope to hear your opinion on this estimate soon and I appreciate your help! I apologize if I might have used roofing terms incorrectly.

   Thank you!
   Chi

   Reply

   • Hi Chi,

     Overall, this is a well-detailed quote and the pricing seems fair for the greater Los Angeles area.

     For pricing we have a quote of approximately $625 per square (or $6.25 per square foot) to remove one layer of shingles and install new Owens Corning Duration Cool shingles. That, plus the additional expense associated with the contractor pulling a building permit.

     Now, a couple of questions to consider. Normally, the company giving you a quote will perform a quick inspection to assess the current condition of the roof (attic ventilation – whether you have soffit vents that are properly open – not having proper venting in place will void the warranty from Owens Corning) and to see how many layers of old shingles will need to be removed and disposed off to give you a proper quote.

     Note that roofs on many homes have two layers of shingles. Chances are there are two existing layers of shingles on your roof, which means the actual quote is more like $9,500, plus $500 (give or take) for the building permit.

     So again, if the salesperson didn’t have a ladder to check how many layers of old shingles there are, you can reasonably assume there two layers of old shingles on the roof.

     Now, as far as the spaces between the boards of the roof deck and you potentially having to install plywood over the entire roof deck, if the contractor were to inspect the roof deck from underneath the attic, they should be able to tell you how much spacing there is between the boards and whether you will need to install plywood over the entire roof deck due to excessive spacing. You can also ask your local building board to see if the spacing between the boards of the roof deck will require installing plywood to cover the spaces. Again, from the attic it should be fairly easy to tell how much spacing there is between the deck boards.

     If it turns our that you need to have plywood sheathing installed over the entire roof deck (or most of it), then it’s best to have the pricing for this part of the job agreed upon upfront.

     A sheet of 1/2-in 4-ft x 8-ft Southern Yellow Pine Plywood Sheathing (covering approximately 32 square feet) currently costs about $22.75 at Lowe’s. There are different types and brands of plywood sheathing with the most expensive kind costing $65 per sheet. The midrange cost typically falls around $30 per sheet.

     So, if you only need a few sheets of plywood installed/replaced, then $150 per sheet is a fair charge, but if the entire roof requires new plywood, then you should probably have an arrangement in place where you will pay for the cost of materials, plus the additional cost for the installation per square (100 sq. ft).

     At $22 per sheet, your total cost of plywood sheathing materials would be (1,300 sq.ft. / 32 sq.ft.) * $22 = $900 plus taxes.

     At $30 per sheet, your total cost of materials would be (1,300 sq.ft. / 32 sq.ft.) * $30 = $1,219 plus taxes.

     * Some extra plywood materials (say 10% or 15%) will be needed to account for the material waste when cutting plywood sheets for valleys, etc.

     Bottom-line, you should have some sort of an agreement in place with the contractor in case you need to install new plywood over the entire roof deck. For example, if a large portion of the roof needs to be covered with plywood sheathing, you could agree to pay say $125 or $150 per square for the new plywood sheathing installation work.

     At $150 per square, you would be looking at a total additional expense of approximately $3,200 to $3,500 (including the cost of materials).

     So, assuming there are two existing layers of shingles to be removed and disposed off with the installation of new OC Duration Cool shingles, we have an approximate upfront cost of $9,500, plus the cost of building permits at say $500. — This gives us the total cost of the job at ~$10,000 (if no new plywood sheathing is needed).

     With new plywood sheathing cost of materials plus the installation @ 150 per square (if agreed upon prior), the entire job should not exceed $14,000 including materials and labor. Provision another $1,000 for anything unforeseen, and the entire expense of the job should not exceed $15,000.

     If you approach it this way, there is no need to worry about the $20,000 or even $40,000 total expense. 😉

     Best of Luck Chi and let us know how it goes!

     Reply

6. I have a quote for 54 squares for a two story house and a garage with a slightly steeper slope, and a little harder access due to mature trees.

   The existing single layer of 3 tab shingles are still in fine shape after 30 years, inspected and no damage underneath but the insurance company won’t insure the roof. However, the quote included materials and labor at $75/hr for a carpenter if any deck damage is found.

   I live in Kalispell, Montana. There are massive amounts of new people moving here. The quote I received including tear down, removal, 40-year architectural shingles installed to manufacturer’s specs including Ice and Water barrier and metal drip edges.

   The cost is at $600 per square for a total cost of: $32,400.00. Should I wait until building slows down here?

   Reply

   • Hi Ron,

     54 squares is a nice-sized re-roofing project that many contractors would be excited to bid on, provided they have bandwidth, of course. Understandably, now is the last major peak of the season before winter and contractors may be very busy, especially with all the new people moving in and remodeling their homes.

     The local real estate market in Kalispell Montana seems very robust based on local property values. This naturally increases the demand and going rates for home remodeling services.

     Waiting for colder times when there is less demand is not recommended (unless you are getting a metal roof), as asphalt shingles may not seal well, if you wait until the cold weather sets in (unless the contractor has a manual sealing process in place).

     What is the specific type of the “40 year” architectural shingles you were quoted? What kind of warranty are you getting?

     The tear off of a single layer roof should be a fairly simple job. The deck damage repair rate seems reasonable.

     From a homeowner’s perspective receiving quotes for a re=roofing job of this size, it may be appropriate to ask for a 10% to 15% discount, since the contractor will be making it up in volume (shingling a larger roof doesn’t take a whole lot longer compared to a smaller roof). It also does sound like a fairly straight-forward re-roofing job.

     Our view is that a $500 to $550 per square quote should be achievable, even in the highly competitive market, if you get several bids from local contractors in the area.

     Reply

7. Hey Roof Guy!

   I was quoted $16k for a new roof with 50-year shingles for 16 squares in Wheaton Maryland, inclusive of everything.

   Is this a fair estimate?

   Reply

   • Hi Oze,

     So, you were quoted a complete replacement job priced at $10.00 per square foot or $1,000 per square for a sixteen squares roof on a single family home.

     This is a very steep quote in our view. Something that would change our view would be “inclusive of everything” entails the removal and disposal of 3+ layers of old shingles, extensive deck repair, multiple dormers and/or valleys, multiple skylights and chimney flashing, two stories high house, and other factors that can increase the complexity of the job.

     However, if this is just a basic replacement job with the removal and disposal of one or two layers of old shingles on a single story ranch, then you should be looking for a price in the $6.00 to $8.00 per square foot range for the area, depending on the type of shingles being installed and other project-specific variables.

     We recommend getting several quotes to help you get a more fair price for a new roof.

     Best of Luck!

     Reply

8. Hi there,

   I live in Los Angeles County and just got a quote for a roof replacement job:

   • Remove and haul away existing asphalt shingle roof 3-layers
   • (Cover inside of garage with plastic)
   • Ridge trim by Ridgeglass
   • 1-layer 30# ASTM felt paper
   • New edge metal around the perimeter of the roof
   • New valley metal flashing
   • New vent flashings
   • Seal and paint flashings to match the roof
   • Install half round dormer vents for attic ventilation
   • Install shingles with nails only (no staples)
   • Complete clean up
   • Install Malarkey NEX High Definition dimensional asphalt 30 year class “A” shingles

   Total labor and materials: $10,850.00

   Wood repairs: Remove and replace fascia around the entire perimeter with 1×6 Fascia to match the existing.

   Remove and replace the 1st. row of 1×8 Shiplap eave boards around the entire perimeter and other ship lap sections as needed around the eaves

   Wood trim total labor and materials: $4,925.00

   So, the total cost of: $15,775. My house is a little under 1,400 sq. ft.

   This is my first time replacing a roof. All other quotes I’ve received have been in the $18,000 to $20,000 without the wood cost included. Is this a decent price?

   Appreciate any advice!

   Reply

   • Hi Nahal,

     This is a very fair price for the greater Los Angeles County area, where it’s not unusual to see replacement costs in the $7.00 to $10.00 per square foot range, given the recent spike in demand for home remodeling and roofing services amplified by the booming real estate market in the LA County.

     Let’s break down your quote. For a 1,400 square foot home, we can estimate the roof size to be anywhere from 1,600 to 1,800 sq. ft. or 16 to 18 squares.

     There are three layers of old shingles that need to be torn off and hauled away. This alone adds an extra $.50 to $1.00 per square foot expense, as the standard tear-off and disposal is typically only for up to two layers of old shingles. — So, this alone adds approximately $1,000 extra to the total cost of the job because removing three layers of old shingles can be very labor intensive as old shingles stick to the roof deck after decades of “baking” under the sun.

     Thus, if we deduct the $1,000 “extra” from the roof replacement part of the quote (to account for the extra layer of old shingles), we are left with approximately $9,850.00 to replace 16 to 18 squares of shingles with 30-year Malarkey architectural shingles on a single-story ranch.

     Assuming the roof size is 17 squares (between 16 and 18 squares), we have the replacement cost of approximately $580 per square (with the removal of two layers of old shingles or $640 per square with the removal and disposal of three layers of old shingles) of architectural shingles, which is a Very Fair Quote for the greater LA County area.

     Note that with three layers of old shingles you might need some roof deck repair. Make sure there is a provision in the contract that specifies how the roof deck repair work will be priced if it’s needed.

     Bottom line, this quote seems like a very reasonable deal, assuming the contractors are properly licensed and insured, and that they will provide a minimum of a 5-year workmanship warranty for their re-roofing work.

     Reply

9. Hi,

   I just got a quote of $8,200 to replace 11 squares (1,100 square feet) in NH.

   It’s for a 50 year OC Duration shingles, OC Pro Edge hip and ridge shingles, removal of old shingles, OC WeatherLock flex 6’ Ice and Water barrier, OC synthetic Pro Armor underlayment, metal drip edges, and a five year workmanship warranty from a company rated 4.9 of 5 with over 8k reviews.

   Does that sound reasonable?

   Reply

   • Hi Pete,

     So, the price per square is a bit on the high-end at an average of $745 per square. However, an 11 squares roof is a relatively small job, so the price per square will usually be higher than average.

     Here is why: It will normally require almost the same amount of installers’ time to replace 11 squares roof as it would take to replace a 15 squares roof. This is due to the job setup costs, pulling a building permit, providing a crew, and standing behind the warranty. A larger job is almost always more profitable for a contractor than a smaller one, all else being equal.

     So, all in all, this seems like a fair quote from a reputable company, although the pricing is surely a bit on the high-end for the area. If this were a quote for a larger job, then we would expect the quoted prices in the range of $600 per square.

     Another thing to note here is that price inflation has been running hot for home remodeling services, thanks to the real estate values going through the roof in the last year, with some areas seeing a 10% to 15% increase in quoted prices compared to the time prior to the start of pandemic.

     Also do note that by getting most of the roofing components from Owens Corning, you will be getting an extended material warranty from the manufacturer. Make sure the contractor applies for this extended warranty coverage on your behalf.

     Lastly, it’s important to mention that a composition shingle roof like OC Duration, Timberline HDZ, or CertainTeed Landmark will not actually last for 50 years.

     Owens Corning Duration shingles will really only last 25-30 years, not 50 years. The prorated warranty that extends to 50 years doesn’t mean the shingles will last that long. You would need to go with a high-end metal roof to get such a long lasting roof.

     Other factors that can drive up bid amounts:

     The price per square can often be higher when a roof has many complex features like end-walls, multiple chimneys and skylights, or dormers.

     A two-story house will also normally command a premium compared to a single-story house.

     Lastly, if there are multiple layers of old shingles to remove and dispose of, then this could also result in higher quotes.

     Reply

10. Hi, I live in South Lake Tahoe and need to replace my wooden shake roof. I got a quote for $11,525 for a 700 sq. ft. simple gable roof over the living room. This seems very high compared to the estimate if I apply average cost $750 per square * 7 squares = $5250.

    I heard that materials have gone up significantly during Covid-19, but wonder how expensive they are now. Do you think the estimate of $11,525 for 700 sq. ft is a fair price? It seems high to me, but I am not sure if I need to add any other additional costs?

    Here are the info from the quote:

    Remove existing roofing;
    Install ice & water shield over the entire roof surface;
    Install 30 lb felt over the entire roof surface;
    Install new flashing at all perimeter edges;
    Install new flashing at roof to wall connection areas.
    Note that proper flashing details at the roof to wall areas will require the removal and re
    installation of existing siding*
    Install new 50 year dimensional style composition shingles with matching ridge caps;
    Remove job related debris from the site.

    Thank you so much for your help!

    Reply

    • Hi Christine,

      Yes, this quote does seem very high on a per square foot basis even for the high-end 50-year premium shingles.

      As far as the cost of building materials and professional labor going up during Covid, that is certainly the case with prices for building materials like lumber, plywood, roofing shingles and supplies rising across the board. Real estate values have increased by 10-15 percent across the US. Lumber and plywood prices went through the roof. Prices of roofing materials have also increased by 3% to 7% percent on average, more for metal roofing.

      That said, the quote you received is to the tune of $1,650 per square, which is over double the national average cost to install premium shingles.

      One thing you didn’t mention was the kind of premium 50-year shingles you were quoted. There are some very high-end premium shingles from GAF, CertainTeed, and Malarkey that can cost up to $400 per square.

      Will the contractor also install new plywood after the old cedar shakes are removed? Some wood shake roofs have skip-sheathing, meaning there are spaces in the roof deck, so it’s a bit concerning your quote didn’t mention installing plywood over skip-sheathing.

      Do not that the prices of plywood and lumber have gone literally through the roof! 🙂

      Is there a warranty provided for this job?

      Have you received any other estimates from roofing pros in the area?

      You should always aim to get a minimum of three to four quotes from professional contractors. To be sure, some homeowners will get as many as 5 or more quotes.

      The job size is very small, so it would not be surprising to see a quote of $7,000 to $10,000 to replace the old 700 sq. ft. cedar shake roof with premium shingles due to the small size of the project, removal of old shakes, installing plywood, and a hefty location premium.

      Here are a few additional cost factors that might be at play here:

      • The overall job size is very small — only 700 square feet or 7 squares. Any time the roof size is very small, a professional contractor will typically charge you a hefty premium because of the job set up costs: allocating a crew, ordering a dumpster, getting a building permit, opportunity costs for other larger jobs, marketing costs, sales commissions, etc. Essentially, the contractor would probably charge you a similar price, even if this was a 10 squares or even 12 squares roof replacement job, which would still be relatively small. So, looking at a price per square for a very small job such as yours, will typically add a significant premium.
      • Lake Tahoe, CA is a rather expensive area compared to the rest of the country, so it’s not completely surprising that some roofing contractors may try to charge up to 50% or even 100% more that what you would normally pay elsewhere in the US.
      • Removing an old cedar shakes roof is more time consuming than removing one or two layers of old shingles, hence the removal charge is costlier.
      • Wood shake roofs have skip-sheathing, so there is an additional expense to install new plywood before new shingles can be installed.
      • Removing and re-installing some siding near the end-wall to install end-wall flashing is not trivial and will require additional work. In some ways, this is more difficult than simply installing shingles over the rood deck, but this extra work and hence extra cost needs to be taken into account.
      • Relative to other areas, state of California has a very high cost of doing business for contractors, so this also contributes to contractors charging more than they would normally charge elsewhere in the country.

      Again, you didn’t mention new plywood as part of the quote, which is surprising. Perhaps, it’s not a bad idea for you to get a few more estimates from roofing pros in the area, so you can a better sense for what a fair price to replace old cedar shakes with shingles should be for this particular project.

      Best of Luck!

      Reply

11. Roof replacement prices can vary not just by region (and obviously by material type), but they can even vary from city to city or town to town across a state. I’ve found that some roofing companies that work in rural areas will actually come in to the city and underbid the city’s big dogs.

    Reply

    • True that, roofing costs can vary widely within the same city and from company to company, which is why it’s so important to get several quotes before deciding to go with any particular product or company.

      Reply

12. I am getting quotes for a new roof in Sugar Land, TX area. I have a 2-story house with total square footage of about 3,300. So far, I have had two different roofers come out and give me estimates to install a new roof. One gave me a quote for of $12,250 for GAF HDZ architectural shingles, while the other quoted $18,000 to install OC Duration shingles. I am not sure whether these costs are because of the pandemic or these are fairly normal estimates for the area.

    Reply

    • Hi Raymond,

      So quotes for a roof replacement job can vary widely between different companies in the same area. Larger remodeling companies with greater overhead typically have higher costs vs. smaller more nimble contractors. That said the difference between the two quotes is very significant, with the second quote being roughly 50% higher for what will essentially be a similar product. In fact, GAF HDZ shingles are very similar to OC Duration shingles.

      Now, with the $12,250 quote, we have an average cost of approximately $370 per square (100 sq.ft. of roof surface), which is a rather fair price in our view, especially for a replacement job on a two-story house.

      With the $18,000 quote, we have an average cost of $545 per square, which is definitely on the high-end for the area. It would be helpful to understand whether the contractor with the higher quote is offering anything extra like gutters, tear off and disposal of the old roof, new plywood over the roof deck, additional warranty, etc.

      We would also recommend getting a few more quotes from professional roofers in the area so you get a better sense of what is a fair price for the area.

      Reply

      • I just got quote for $23,000 to replace my 3,000 sq. ft. shingle roof with GAF Timberline HD shingles and a 25 year warranty.

        The quote includes a new attic fan, two bathroom vents, Ice guard, plumbing boot pipe flashing, new drip/rake edge, two chimney aluminum-painted trim coil flashing for a life time seal, synthetic Deck Armor underlayment.

        This is my 3rd bid and it’s the highest one with GAF. Not sure if this is a fair quote. Thoughts?

        Reply

        • Hi Anthony,

          So, this is definitely a high quote for a mid-range product. At a quoted price of $766.60 per square in Poconos PA, you should be getting a high-end designer premium shingles roof, not a mid-range shingle roof.

          This is a nicely-sized 3,000 sq. ft. or 30 squares re-roofing job, meaning there is a lot of upside for the installer doing the job.

          Our estimate would be that this job should be quite profitable and attractive for the installer at $450 per square ($4.50 per square foot replaced), which would give you a total cost of $13,500.

          If you wanted us to be extra generous and factor in the fact that the installer is offering you a 25-year replacement warranty through GAF (hence the premium pricing), then we could go as high as $550 per square for a job with all the bells and whistles including the removal and disposal of old shingles (up to two layers), minor roof deck repair, etc. This would give us the total cost of $16,500 for a complete replacement job on a house up to two stories high. This includes more complex roofs with some possible dormers and valleys.

          So, the range of quoted prices should be somewhere between $13,500 and $16,500, not $23,000.

          Granted, there has been some wild new roof price inflation in the last year, but a quoted price of $766.6 per square in Poconos PA is way too far off base.

          Reply

    • Owens Corning makes a solid wind resistant shingles Duration Storm with a reinforced nail line. Timberline HDZ are also very good shingles with a standard 130 MPH wind rating and warranty. With a synthetic underlayment and Ice and Water barrier installed in critical areas, lifetime PVC collars and flashings, architectural asphalt shingles like OC Duration and Timberline HDZ will get you approximately 20-30 years before major maintenance and shingle failures. If you are looking for a true 50-year product, check out Euroshield rubber slate. The material cost is that of a high end “50-year” asphalt shingle, but it will last 50+ years with high end underlayment and roof flashings.

      Reply

13. I am in the Chicago suburbs, and we are considering a quote that breaks out as follows for our 33 squares gabled roof (Majority 8-12 pitch with 2 dormers):

    $11,550 Tear off and haul away existing roof shingles and felt paper (approx.
    33 squares). Apply Ice and water shield on all gutter edges of the house and in the roof valleys.
    Apply 15 lb. felt paper on all other areas. Install new aluminum
    “mushroom” vents. Replace vent stack boots. Install lifetime warranty
    architectural shingles. This price includes up to 5 sheets of plywood replaced.

    $400 Replace Attic Fan with customer provided attic fan

    $500 Vent two existing bathroom fans through roof

    Total: $12,450

    Does this seem to be a fair quote? This is our first time replacing a roof and we’re trying to save our budget to continue improving other areas of the house.

    Thank you!

    Reply

    • Hi Chris,

      This seems like a very fair quote in terms of the overall pricing for the job of its size. We have a nice-sized replacement job with over 30 squares of architectural shingles priced at approximately $380 per square including the removal and disposal of the old roof. This is a very fair price in our view.

      One important aspect of the quote you didn’t mention was whether this estimate for a re-roofing job comes with a workmanship warranty from the contractor. While the quote itself seems very fair, it’s always a good idea to get at least 5 years of comprehensive workmanship coverage with a job of this size.

      We would also recommend paying a little bit extra for a 30 lbs felt instead of 15 lbs felt, or better yet, a breathable synthetic underlayment that is on par or similar to DeckArmor by GAF to help you get a longer-lasting roof.

      Reply

14. Thank you for all these great tips!

    We need to re-roof our 20 years old asphalt shingles roof in Colorado.

    In the last few years, Colorado has been getting a lot of hail storms in the summer. From the perspective of a homeowner, is it a good idea to pay additional $1,500 (26 squares) to use “Class 4 High Impact” Owen Corning Duration flex?

    I was also offered for $750 extra (26 squares) to use “Owens Corning Duration Storm”. Between storm and flex, which is better product, which is better value?

    I do not know how long I will stay in this house, so mainly the only purpose is to reduce the home insurance premiums, and also to have a peace of mind, when the hail storms hit. Should I just go for the typical architectural O.C. Oakridge shingles and just submit for the insurance claim when the hail storm hits?

    Also, what is the best roof vent now in the market? (what are their prices?) I was offered to have a ridge vent put on my roof for $1,200, or a 4 turtle vents are good enough. Or should I upgrade and go for the expensive “Canada go green” solar attic vent? What are the differences between the turtle vents and slack back vents? Any price differences to keep in mind? If I choose not to upgrade to those expensive options, should I at least upgrade the turtle vents to slack back vents?

    Should I insist my roofer to replace the step flashing with the new one?

    Thank you,

    Kayleen

    Reply

    • Hi Kayleen,

      So, both OC Duration Storm and Duration Flex are very similar. Both shingles feature the Class 4 Hail impact rating, meaning these shingles were able to withstand the impact from a 2 inch-sized steel ball dropped from 20 feet under the laboratory test conditions. Note that even though both shingle products have the class 4 hail rating, there is no warranty coverage for hail impact damage from Owens Coring.

      That said, it may be worth paying a little extra and getting either of these shingles, provided your insurance company will give you a discount on your homeowner’s insurance premiums.

      Tip: Since you live in a hail-prone area, make sure your homeowner’s insurance includes roof replacement coverage.

      Now, if the insurance company is willing to offer a discount on your home insurance premiums, then it’s probably a good idea to pay a little extra for Owens Corning Duration Storm shingles.

      OC Duration Flex are slightly superior to Duration Storm in terms of the shingle flexibility and pliability, which can be a factor in severe storms. Pliability also comes into play in terms of mitigating the effects of a direct impact from large hail stones, but it’s not clear how much of a material difference there is between the two shingle products in terms of the actual performance. Other than that, there is really not a whole lot of difference, plus you get to save $750 with Duration Storm shingles.

      Regarding the ventilation of the roof, ridge vents should be a standard item on any roof where there are soffit vents already in place.

      If there are no soffit vents in place and/or if the soffit vents are permanently blocked (in which case they should be unblocked, even if it requires cutting and trimming the spray foam insulation which may have caused the blockage), then there is absolutely no point in installing the ridge vents.

      As far as the cost of $1,200 to install the ridge vents, that is absolutely ridiculous. In fact, the ridge vents shouldn’t cost more than a couple of hundred dollars extra for the contractor including materials and labor. It really doesn’t take much time to install the ridge vents, and the ridge vent roll itself costs like $50 or less per roll.

      Again, if the soffit vents are already in place, then the ridge vent should be a non-negotiable item that is a part of the replacement job. $1,200 extra to install ridge vents is way too expensive and also a bit disingenuous, because ridge vents should be a normal part of the re-roofing job, and hence should not cost more than maybe a couple hundred dollars extra, in our view. If there are no soffit vents, then you don’t need the ridge vents.

      While solar-powered vents sound cool, there is probably no need to install them as long as your roof has both, the soffit and ridge vents, plus a properly insulated attic space. If there are no soffit vents, then a solar-powered vent sounds like a good option.

      Step flashing and any other previous flashing should only be re-used if it’s in great condition and there is no damage to the roof deck. Old drip-edge and gable flashing often gets damaged during the removal of the old roof, so it’s preferable to install brand new flashing and fully repair the roof deck, as needed, during a re-roofing job.

      Reply

15. I live in a Seattle suburb and am currently considering a quote that’s a little over $1k per square, or $10 per sq. ft. on my single story, simple gabled roof. This quote is for IKO architectural asphalt shingles, it does not include tear off or sheeting prep, only the underlayment, ice and water shield and flashing. Your pricing guide shows this is way above average, but it’s not out of line with another quote I received. I am now hesitant to move forward. Would really appreciate your thoughts on this.

    Reply

    • Hi Rachel,

      Granted Seattle has a much higher cost of living than the rest of the country, but a quote of $1,000 per square to install IKO 30-year shingles on a single-story simple gabled roof (with no tear-off) is way too high in our view.

      Part of the reason for such a high quote could be the fact that the installation work would be done off season, as it’s already raining in Seattle. That said, with the over-top installation (no tear-off), rain should not be a major issue for the installers.

      Size of the project and roof accessibility can sometimes factor into the pricing of the job, but with a single-story simple gable roof, there is no reason to think this is a project that is difficult to access or one that is too small.

      Note that installing the Ice & Water shield over the old shingles makes absolutely no sense. It’s a waste of time and money.

      Ice & Water shield is intended to protect the wood deck substrate and to prevent water from coming into the structure.

      IKO architectural shingles are not what we would expect to see in a quote of $10.00 per sq.ft. For that price, you should be getting architectural shingles from a premium brand, such as Malarkey or CertainTeed. In Seattle, we would recommend Malarkey shingles, given the local climate.

      GAF shingles treated with StainGuard and Owens Corning shingles with StreakGuard are popular options in the PNW. The treatments are used on many mid-range and premium shingles.

      In our view, anything over $7.50 per square foot for a simple over-the-top installation of basic architectural shingles from IKO, which by the way doesn’t have the best reputation, is a complete rip-off.

      We would recommend getting several more quotes from local installers and those who aren’t necessarily based in Seattle, so you get a better perspective on market pricing this time of the year.

      Also note that whenever you are getting an unexpectedly high quote, you can always ask for a discount, as long you feel comfortable with the company.

      In our view, a company that is quoting $1,000 per square for basic architectural shingles will happily do the job for a lot less, say $600 to $750 per square.

      Needless to say, if the homeowner “gives in” to the salesperson’s pressure and agrees to a ridiculously-high quote such as $10.00 per sq.ft. you were quoted for IKO architectural shingles, that’s going to be a huge win for the contractor. In other words, from the contractor’s perspective it’s a good business to reach for the stars and is well worth a shot.

      Let us know how it goes so we can help other homeowners in Seattle make better and more-educated decisions!

      Reply

16. Hi, I need some help!

    My parents need their roof replaced. They live in Morgan Hill, CA, in a 3,000 square feet home, and the quotes we have received range from $24,000 to $40,000. I feel those price ranges are very high for asphalt shingles (CertainTeed Presidential).

    The house is close to 40 years old without any renovations, and there are currently no plans on staying in it after my father passes away. Any recommendations in regards to pricing in this pandemic? And, what are my options as this home may be demolished in 10 to 15 years?

    Thank you.

    Reply

    • Hi Helen,

      So, a single-story 3,000 square feet house can have a fairly large roof, depending on the roof slope and whether there is a garage that also needs a new roof. It’s not clear from your description whether it’s a single-story or a two-story home, but assuming it’s a single story house, it’s safe to assume that we have a roof measuring between 35 and 40 squares.

      It would be helpful to know whether there are any dormers, peaks and valleys on the roof to assess the relative complexity of the roof. It would also be helpful to know whether the estimates include the removal and disposal of old shingles. Let’s assume that it does.

      Now, as far as the asphalt shingles type that will be used on the new roof, it sounds like you got a quote for one of the premium CertainTeed shingles options. Correct? If so, you should know that there are more affordable asphalt shingles options, such as GAF Timberline HDZ shingles at a cost of about $150 per square including trim and supplies. At 40 squares (4,000 sq.ft.), the cost of materials would be roughly $6,000. Now, factor in another $1,000 for disposal of old shingles (dumpster and landfill fees) and building permits, and you have $7,000 for basic materials and supplies.

      Many roofing companies use either 33% materials / 66% labor price breakdown formula or 40% / 60% split, while others price their jobs in a per square foot basis.

      Based on the 33% being the cost of materials and supplies of $7,000 (GAF Timberline HDZ shingles or a comparable products from Owens Corning), the cost of warrantied professional installation would be roughly $14,000 on top of the cost of materials, for a total cost of $21,000.

      In coastal California, especially near Silicone Valley/San Jose/Santa Clara area, the overall cost is likely going to be some 20 to 30 percent higher than the rest of the country, depending on the contractor. Note that most coastal areas in California will have a rather high cost of living and hence the cost of doing business is going to be higher compared to the rest of the country.

      Right now, during the global pandemic, the demand for roofing services in the US actually exceeds supply (because many roofing companies have laid off many of their laborers and installers, and shrunk the overall size of their operations).

      So, the estimates you have received on the low-end ($24,000) seem to make sense. Obviously, the quote for $40,000 seems like a rip off given lower-priced bids. It’s also important to do your due diligence when selecting a roofing contractor to make sure they have a worker’s comp, umbrella insurance, and an overall decent track record of success in delivering quality service.

      As far as making the determination on whether a new roof is worth it, looking at the value of the property and whether it can be sold in the future should factor into your decision. A new roof is obviously an important investment if there is substantial value in the property and the land it sits on. Generally speaking, 40 years is not a lot when it comes to the age of a house, especially in Southern California (mild climate).

      If you would like to share more details about the approximate size of the roof in squares, roof height and steepness, number of levels/stories, removal and disposal (number of layers of old shingles) and what roofing materials have been quoted, then it will be possible to give you a more accurate assessment. In the mean time, feel free to use our handy calculator on the homepage (RoofingCalc.com) to see what a mid-range price might be for a similar project, based on the national average cost data and project details submissions from homeowners across the US.

      Reply

17. My house is 810 sq. ft. The roof is 20 years old. There is some leaking around the chimney, with water going into the attic.

    I have gotten some quotes for a new roof ranging from $4,500 to $15,000. I am very confused and each company came up with a different overall number of squares for the roof size. So much so, that out of the 4 quotes I received, I was told my roof’s size is 10, 14, 15, and even 20 squares!

    In each quote, we are talking about the same job; tear off the old roof, replace any water damaged boards, if there are any around the chimney area.

    So, we have the same job, same work, but very different prices!

    I am in West Michigan, Muskegon area. I suspect price gouging and would appreciate learning the difference and knowing what is a fair price for a roof such as mine.

    Reply

    • Hi Tisch,

      You didn’t specify if this is a single-story or two-story house. So, let’s assume it’s a simple single-story home with a fairly simple roof.

      Let’s also give the roofers a benefit of doubt and assume that the true roof size is between say 14 and 15 squares. We will also assume that it’s a fairly steep roof and that there are large overhangs on each side of the house to help explain why the roof size is so much greater than the area of the home itself.

      Note: For a typical smaller-sized home such as yours (a foot-print of less than 900 square feet), we would expect a roof size of 12 squares or so, depending on the steepness and roof shape (whether it’s a simple gable, or hip and dormers, etc.)

      So, with a tear-off and removal of two existing layers of old shingles (assumption), replacing some rotten boards and whatnot, chimney re-flashing, ice-and-water shield installation, and new 30 year architectural shingles such as GAF Timberline HD installation, which includes a proper workmanship warranty from the contractor of say 5 to 10 years. This also assumes the contractor would be responsible for pooling the permit from a town hall to do the job.

      Now being very generous and giving every benefit of doubt to the contractors who gave you quotes, we would price this job at anywhere from $400 to $550 per square on this small house in a small town in Michigan.

      On the low end, we would have a quote of $6,000 for the warrantied roof replacement on a 15-square roof, and on the high-end of the spectrum, we would have a quote of $8,250.

      In other words, if the above assumptions (15 squares roof) hold true, you shouldn’t be quoted anything above $8,000 unless there is something else going on with the roof that we didn’t factor into our assumptions.

      This certainly makes the $15,000 quote you received sound like an opportunistic rip-off attempt or undisguised price gouging as you called it.

      Now: If the true roof size is only say 12 squares and taking into account that this is just a small rural town in Michigan, with fairly low real estate values, and a fairly simple single-story roof replacement job, we would not be surprised if you found a quality local contractor/installer willing to do the whole job for the total amount of say between $5,500 and $6,500 with all the bells and whistles and a proper workmanship warranty for the new roof.

      Also, from a contractor’s point of view, there is little difference between a 12-square and 15-square roof, as the job setup costs will be fairly close between the two and there won’t be much of a difference in terms of job materials and total labor costs. Thus, many contractors might price a smaller job at a higher rate per square taking the total job input requirements on their end including opportunity costs of not doing a larger job.

      Hopefully this gives you some more clarity on what may constitute a more reasonable quote for a replacement roof in your area.

      Reply

18. Excellent, excellent information. Very helpful, current and understandable. Thank you so much.

    Reply

19. Dear Roof guy, is the square footage of the roof always larger than that of the house? I have a 2,350 square foot house, but the roof quote is for 2,800 sq. ft. Does this seem correct in terms of the difference in square footage between the home and the roof?

    I got a quote for 2,800 square foot house, plus 900 sq. ft. garage with architectural shingles for $32,000. The house is in Los Angeles. That seems pretty high, any thoughts?

    Reply

    • Hi Leslie,

      Yes, the actual roof area is always greater than the floor plan square footage of the house, because there are often two-foot roof overhangs on each side of the roof, plus the roof slope to account for. Some roof can also have peaks, dormers, and valleys that can add square footage to the topology of the roof.

      Based on the details you shared, it sounds like you have a single story ranch with a fairly simple roof (inferred from the square footage of the floor plan vs. the roof surface area), plus a garage. Is the garage detached or attached to the house? Normally, a simple detached garage should add very little to the quote, overall.

      We are missing some details, but let’s assume there is a dormer, a couple of skylights, and chimney. Let’s also assume there are already two existing layers of shingles, meaning the old roof needs to be torn off and disposed of.

      Based on the information you provided, this quote seems very high for a roof replacement on a simple, single-story ranch. At $32,000 to replace 37 squares of architectural shingles, we have $32,000 / 37 squares = $865 per square (100 sq. ft.). A more appropriate range for a simple replacement in LA would be $450 to $650 per square, depending on the contractor and warranty.

      What kind of architectural shingles are you getting with this roof replacement quote?

      For the sake of simplicity, let’s assume the middle of the road GAF Timberline HD shingles, which cost about $100 per square (100 square feet). Let’s very generously add another $50 per square for underlayment, plywood, nails and supplies, etc., for the total cost of materials at $150 per square.

      Based on the quote, your roof’s total square footage including the garage is 3,700 sq.ft. As a contractor handling this job, I would add another 300 sq.ft. of materials to account for cutting of the shingles and materials waste, which brings us to the total of 40 squares of materials required for the job.

      At $150 per square, your total cost of materials is roughly $6,000 ($150 X 40 squares) for this job. Let’s add in another $1,000 to account for the cost of building permits and waste removal and disposal fees, and we end up at roughly $7,000 in terms of costs of materials and supplies including the estimated waste disposal charges.

      Now, many contractors use the “40 percent materials / 60 percent installation” formula (some contractors also use 33 percent materials and 66 percent installation breakdown) when pricing their jobs.

      The reason installation costs are higher than materials, is because contractors have to make provisions for the crew’s salary, roofing umbrella insurance, worker’s compensation (one of the most expensive items on the list of contractor’s expenses), office overhead (sales and marketing expenses), and the cost of standing behind the warranty, and the contractor’s profit margin.

      At 33% materials and supplies and 66% installation, your roof would be priced at roughly $21,000 for the whole job. You could add a couple of thousand dollars to account for the higher cost of living and doing business in LA compared to the rest of the US, which would bring to $23,000 for the whole job. This is still $9,000 less than the quote you were given.

      As we mentioned earlier, many contractors also price their jobs on a per square installed basis. Assuming a price range of $450 to $650 per square, which is higher than the average to account for the higher cost of living and doing business in LA, we see a more fair price range in the $17,000 to $24,000 for this job. — This assumes a simple, single-story ranch with removal and disposal of old shingles.

      Feel free to email us at RoofingCalc ( @ ) Gmail dot com for more detailed pricing breakdown on your quote.

      Also, make sure to get a few quotes so you can have a better idea of what constitutes a fair quote for a new roof in LA. 😉

      Reply

20. Hi, I live in northern Florida, and got an estimate for 50-year Certainteed shingles.

    The quote includes tear-off and dispose of old shingles; replace any damaged roof decking; repair or replace existing fascia boards as needed; install Diamond deck underpayment; install Certainteed high performance ridge vent; re-nail existing roof deck. install Integrity roof system with landmark pro shingle. Estimate was $38,000. What do you think?

    Reply

    • Hi Pat,

      This seems like a very high replacement quote compared to the average, but we don’t know the specific details of the roof.

      What is the size of the roof and how many stories are there? Is this a simple gable roof or are there multiple peaks, dormers, and valleys? Also, do you know how many layers of shingles are there on the existing roof? If you don’t know the number of existing layers, it’s OK.

      The contractor should normally include all of this information with the quote or at least tell you verbally.

      Is this the only estimate you received so far? If so, you should get a few quotes, so you can zero-in on the fair pricing for a new roof based on a few estimates, as well as learn the approximate roof size based on the average of measurements.

      Reply

21. I have a two-story steep pitch roof with concrete shingles. I also have 40 PV solar panels on the roof. I had a leak in the master bathroom, unrelated to the solar panels, and had a company come out to do an assessment and repair of this portion of the roof. During the assessment the entire roof was evaluated and there was slippage of the tiles along with some seam exposure and cracked tiles. I live in southern California.

    The cost given for the entire job was $65,000 which includes removal and re-mounting of the solar panels, removing the current tiles and replacing them, replacing the cracked tiles and laying down the product (roof underlayment) that goes onto the roof before replacing the tiles.

    Is this cost reasonable or am I being overcharged for the work? I believe the roof is 5,000 square feet.

    Reply

    • Hi Rae,

      So, the big unknown in this $65,000 tile replacement quote is the brand and the type of concrete tiles that contractor plans to install.

      Note that there can be a significant difference in price between different types of concrete tiles. Here is some info on different profiles for concrete tiles: https://www.roofingcalc.com/concrete-tile-roof-cost/

      Also, when assessing the fairness of the quote, it would be helpful to know whether a licensed electrician will be present during the removal and remounting of the PV panels? If so, does the quote take that into account?

      If the crew is not careful, there is a lot that could go wrong with the PV solar panels during the removal and remounting process. We would recommend to have an electrician on site during the removal and remounting to ensure the crew takes the necessary precautions when handling the panels and that the electrician can feel confident when re-wiring the panels and re-connecting to the inverter.

      Price-wise, at $1,300 per square, the quote seems reasonable, assuming mid-range concrete tiles, having a licensed electrician on-site during the removal and remounting of the panels, a proven crew that has ample experience in installing tiles, and respectable workmanship warranty provided on the job. Naturally, you will want to make sure the crew has experience installing tiles and that installers have workers comp.

      Have you looked into standing seam metal panels as an alternative to tiles? With standing seam, PV solar panels can be attached to the raised seams without having to drill any holes in the roof, hence you will typically get a longer lasting roof. This also eliminates concerns with voiding the roof warranty.

      Reply

22. Hi,

    I could really use some advice. I’m trying to get solar panels and I was told that I need a new roof. I’m in Northern California, near Sacramento, but in a rural area, so housing prices are in the high $200k to low $300k.

    My house is 1140 sq. ft., single story, normal pitch ranch house with one layer of shingles (original 18 year old roof). I’ve received a quote for $17,000 for the roof and feel it’s high, but I have no idea what I should be expecting.

    Any thoughts on the prices in this area? Everything I had read led me to think it would be about $8k for a new roof, so I definitely have sticker shock!

    Reply

    • Hi Marcia,

      Assuming the quote you received is for a mid-range asphalt shingle replacement, your sticker shock is well justified, as this quote is potently ridiculous for the area, given the simple ranch-style house and a simple roof with a single layer of original shingles.

      Based on the dimensions of the house you provided, we would guess the roof is probably no more than 15-17 squares in size, meaning that the contractor priced your roof at over $1,000 per square. — Now, this is what we call a shameless rip-off. Unfortunately, this is not uncommon.

      As, you mentioned, a quote of $8,000 would be far more appropriate for such a simple asphalt shingle replacement job.

      Note: You can probably get a high-end standing seam metal roof for less than $17,000, given the simplicity of the roof and the relatively low local real-estate values. In fact, a new standing seam metal roof would probably be a better option than asphalt, as you are planning to install PV solar panels. You don’t need to drill holes in standing seam to install the panels: https://www.roofingcalc.com/why-standing-seam-solar-metal-roof-beats-tesla-solar-roof/

      We would recommend getting several quotes from the local contractors and asking the installer to itemize the costs in the estimate. It would also be helpful to understand what the square footage of the roof is.

      Reply

23. I have an itemized quote for a 28 square single-story roof including a detached garage in Los Angeles, CA.

    The roof has varying number of layers, with most areas having two layers of old shingles. However, some areas on the roof have up to five layers of shinles.

    The tear off quote is $4,000. New Materials are $5,500. Labor $4,800. Total $14,300. Is this about right for my area? Thanks.

    Reply

    • Overall, this seems like a fair quote, especially for Los Angeles, CA area.

      What kind of shingles are you getting installed and are you getting a workmanship warranty on the installation?

      The materials part of the quote seems a bit pricey relative to the cost of installation. Bottomline, based on the information you shared about the roof, this seems like a fair quote.

      Reply

24. I live in a town house in Northern New Jersey. I was given a quote of $10,250 for a GAF Timberline system. The contractor is certified by GAF.

    I was also given an $8,000 quote for Atlas Pinnacle shingles, plus the additional cost for any repaired decking.

    My current roof is close to 23 years old. Each quote includes the removal of the original roof.

    I was told my roof’s square footage is about 1,500.

    Are these estimates within the ballpark for my area? Thank you.

    Reply

    • Hi Matthew,

      Assuming a two-story house, with two layers of old shingles, we can estimate the cost of removing and disposing of the old roof at about $2,000, give or take. This leaves us with $8,250 to install 15 squares of GAF Timberline shingles vs. $6,000 to install 15 squares of Atlas Pinnacle shingles.

      Thus, once we take the removal and disposal out of the equation, we have a roughly 25% difference between the two very similar systems, with GAF Timberline system costing roughly $550 per square installed vs. $400 per square for the Atlas Pinnacle shingles.

      Now, the material cost of GAF Timberline shingles is roughly $125 per square (https://www.roofingcalc.com/pros-cons-gaf-shingles/) vs. roughly $110 for Atlas Pinnacle Pristine shingles (https://www.roofingcalc.com/pros-cons-atlas-shingles/). Thus, the difference in the cost of materials is only about $250 between the two brands.

      As you can probably guess based on how close the material prices are between the two brands, both of these products are rather similar in terms of quality.

      The question then becomes whether you will be getting a better quality of installation and workmanship warranty from the GAF certified contractor vs. the roofer who is offering the Atlas shingles.

      Assuming both roofers are certified, we obviously like the $8,000 quote better. Our view is that it’s a more fair price. That said, we don’t know whether the Atlas roofer is certified and whether you will be getting the same quality of installation and workmanship warranty.

      Again, since both products are quite similar, it ultimately comes down to price, contractor’s reputation, experience of the crew, the quality of installation and workmanship warranty.

      Reply

25. Hi,

    What would be the price difference (in percentage terms) for a roof replacement, around 26 squares, if we go with GAF or Certainteed shingles instead of Owen Corning?

    Reply

    • Hi Tom,

      All else being equal, you can expect your quote to be about about 5% to 10% higher when you go with a higher-end asphalt shingles product such as GAF Timberline HD or CertainTeed Landmark shingles (https://www.roofingcalc.com/gaf-vs-certainteed-roofing-shingles/) vs. Owens Corning architectural shingles.

      That said, the difference in price is often not so much due to the difference in the cost of materials, but rather the better warranty that you can potentially obtain from the asphalt shingle manufacturer when your roof is installed by a certified contractor.

      For instance, a GAF certified Master Elite contractor can provide the GAF golden pledge warranty: https://www.gaf.com/en-us/for-homeowners/warranties.

      In other words, if you were to get your roof installed by a GAF Master Elite certified contractor, the certified installation could potentially cover both materials and workmanship for 25 years, hence the premium.

      In fact, the difference in pricing between a regular roofer and a GAF Master Elite certified contractor can be as high as 10% to 20%.

      Note: Owens Corning also has a certified contractor program called Owens Corning Platinum Preferred Contractor. Here is more info on Owens Coring shingles and their warranties: https://www.roofingcalc.com/pros-cons-owens-corning-shingles/

      Bottom line: we recommend getting a few quotes and asking for additional details regarding the type of warranty you’re going to get with a particular type of shingle/roofing system.

      Be sure to understand what the contractor will be responsible for in terms of workmanship warranties vs. what the manufacturer will cover in terms of materials coverage and workmanship warranty coverage.

      Note: there may be instances where workmanship coverage may be offered by both, the contractor and manufacturer (when the roofing system is installed by a manufacturer certified contractor).

      Reply

26. Hi,

    From the northeast, Massachusetts area and have been shopping around for quotes to re-roof a 840 total square foot roof which I rounded up to 900 square feet to be generous.

    I was offered Owens corning true definition shingles with appropriate underlayments, repair of flashing around chimney, cut in ridge vent and material clean up/removal with a quote of $5,200. Just wondering what you think about this quote. Thank you.

    Reply

    • Hi Josh,

      Massachusetts has a relatively high cost of living, especially around the greater Boston area. So, given Mass real state market, the quote you received seems fair. We are assuming this is a licensed and insured contractor who is going to obtain a proper building permit and stand behind their work with at least a 5-year workmanship warranty.

      Note: the quoted price may seem a bit high on a per square basis, but with a smaller job size such as yours, the contractor will still incur roughly the same set-up costs as a larger job, hence the price per square is going to be higher compared to a larger job of say 15 squares or more.

      Hope this is helpful and good luck!

      Reply

27. Hi Roof Guy,

    Okay we live in Downey, Ca (90242). Single story House and garage is probably around 70 years old, we have lived here for about 62 years roof maybe added 2 times.

    The roof currently has 2 layers, met with a roofing rep today, he had great educational pitch about how they do the job; Owens corning shingles, they are bonded and have workers insurance, they use a rubber type layer, everything seems first class!

    The sales rep looked at the attic, noticed a leak and said wood will have to be repaired, we knew that. Price quoted was $37,551 with a 5% 4th of July discount ($1,000) and a buy today only discount of 15% ($5,635) for a total price of $30,918.

    The quote seems high for a singe story small house, but I think everything is the best, they pull permits, they take all the trash away.

    I am in the process of getting quotes and have seen five $5,000 for the job. What does anyone think, I am new at this and will be looking around, learned a lot today about roofing but still have a lot top learn!

    Thanks in advance for any advice!

    Bob

    Reply

    • Hi Bob,

      How many squares (square = 100 sq.ft. of the actual roof surface) is the roof? Knowing the roof area or at least the floor plan area, and the amount of work involved (level difficulty, number of dormers and valleys, number of layers of old shingles to remove, etc.) is what largely determines the roof price in addition to the number of stories on your house and your location.

      Owens Corning is a decent middle of the road brand of shingles that competes head-to-head with GAF. We are assuming your quote was for a mid-range architectural 30-year shingles.

      What’s important to understand when assessing the fairness of a roof quote is the quality of workmanship you will get. How experienced is the crew? Will the attic space be properly vented? What kind of workmanship warranty will you get? Will you be able to speak to a project manager to understand how the job will be carried out and who will be doing the work? Those are very important intangibles to consider.

      If the company is willing to offer 15% discount to sign on the spot, the 20% discount is certainly on the table, but before considering the bottom line, consider the intangibles.

      Good Luck!

      Reply

28. I need to have my roof replaced. I live in a 1,750 sq. ft. single-story house in Houston, Texas. The current roof is about 20 years old.

    What would be a decent estimate for a standard 3-tab shingles roof?

    The roof will need new flashing. The fascia board will need to be replaced all-around.

    I would appreciate your thoughts on this.

    Reply

    • Hi Mike,

      Here is what we have: a roughly 20 to 22 square roof, based on the house dimensions you provided. We are not sure if this is a hip or gable roof, so we are assuming the roof size is approximately 2,000-2,200 sq.ft. on a single-story ranch in Houston, Texas. You would like to go with standard (25-30 year) 3-tab shingles.

      The old roof will need to be removed and disposed off. New flashing will need to be installed, plus new fascia board all around.

      Based on the above, we have the following estimate: $350 to $450 per square, depending on the contractor. Plus, approximately $1,000 (give or take) for new fascia board all around. This gives us a price range of $8,000 to $10,000.

      Note: we don’t see a whole lot of difference between 3-tab shingles and 30-year architectural shingles in terms of price. The actual estimates you receive can range quite a bit, depending on the contractor. That said, we wouldn’t be surprised at estimates as low as $6,000 for over-top installation with no tear off. On the high-end, you can see estimates that are close to $12,000 for higher-end shingles and comprehensive warranty.

      Also note that workmanship warranty of 5 to 10 years is pretty standard. More than 10 years is probably an attempt by a contractor to justify a higher price.

      For Texas, we also recommend CoolRoof rated shingles.

      Let us know what estimates you receive and how it goes!

      Reply

29. Hi, I am located in Littlestown, PA. My roof is 42 squares and I am looking to get it replaced with premium shingles. I was quoted $25,000 to tear off my old roof, new flashing, shingles, all the cleanup included… My current roof is 3-tab that was installed in 2003. The roof is not an “easy roof”… it has a lot of different angles… The house is 3 floors with an addition and garage. Is this a decent price?

    Reply

    • Hi Matthew,

      At first, the quoted price of $600 per square seems a bit high, but since the roof is difficult and cut-up, and the job involves a complete tear off and removal of old shingles, including the installation of premium shingles, the quote of $25,000 seems somewhat more justifiable.

      We also note that real estate values in Littlestown, PA are quite low compared to the coastal areas. Given the low local real estate values, we feel that a price of $22,500 for the complete job or roughly $550 per square would be more fair. In other words, we believe a 10% discount on the quoted price is completely reasonable, given the local real estate values and the overall size of this project.

      Let us know how it goes and good luck!

      Reply

30. Your article is so well written and informative – very helpful! I have lived in the DC area for a long time and my current roof – 2 years old – is CertainTeed Highland Slate that I am very happy with.

    I am about to move to Sarasota, Florida and am negotiating with the seller on replacement of a failing tile roof. Hoping he will pick up half the expense. Tile replacement is about $60,000!!!!

    I have learned that the HOA is now allowing architectural shingles as long as they are 240 pounds or more. The current tile roof is flat gray concrete and I think an architectural shingle in gray that looks like slate would be a great alternative.

    Any thoughts on using shingles as opposed to tile in Florida? I understand it may not last as long, but shingles are only half the cost. Also debating whether to use Grand Manor because of the look and weight, but I really like my Highland Slate and it is very cost effective. Thanks in advance for your thoughts.

    Reply

    • Hi Beatrice,

      Yes indeed, tiles are rather costly compared to architectural shingles, even in Sarasota Florida, where the cost to replace a roof is significantly lower compared to what you would normally have to pay for a new roof around the DC area.

      Stone-coated steel shingles and tiles are a viable and less-costly alternative to tiles. They will cost more than asphalt, but less than concrete or clay tiles.

      Stone-coated steel roofs are light-weight and will stand up to hurricane-grade winds. Standing seam can be another durable, light-weight, and energy efficient alternative to asphalt to consider, if your HOA allows it.

      Going with asphalt shingles is also a viable route, especially with a roofing system from Certainteed known for the quality of their shingles. The key to a long-lasting roof is the quality of installation, proper-roof ventilation, and in case of Florida, special nailing techniques.

      Here are some additional resources to help you learn more about roofing systems that are appropriate for Florida and other Hurricane prone areas: https://www.roofingcalc.com/best-roof-types-for-florida-and-coastal-areas/

      Reply

31. I live in Fort Washington, Maryland (near Washington, DC), and have a straight-forward roof replacement of a 14 square roof (1 layer of 20 year-old 3-tab shingles). I prefer a roof replacement that out lives me (I’m 52).

    And the Cape Cod home is HOT, inside the home’s top floor, during the summer, so I emphasized vents around the eaves (I have no soffits; ridge vents seem standard these days).

    I’ve received the following two quotes:

    quote 1: A local GAF master elite, HAAG certified roofer bid $750 / square for 25-year labor warranty (GAF Gold Pledge). $10.5k.

    quote 2: A GAF certified construction firm using the SAME materials (except different eave vents) provides 5 Year warranty on “Low Slope Workmanship”, for $400 / square ($5.5k).

    I have absolutely no idea what to do with this price disparity and, I loved the long-term security of the $10.5k quote, but am doubtful that any company (corporate or small), stands by warranties (or, insurance policies) anymore.

    Should I pay $10.5k and “hope” that professionals stand by the warranty or, invest $5k long term and buy a second roof in 20 years?

    Please comment if you have a thought and, at the very least I’m sharing the range of local price-points.

    Reply

    • Hi Peter,

      Are both companies willing to cut in the soffit vents for you? If so, the installers need to make sure that the attic insulation is not blocking the soffit vents.

      Also, what’s the pitch of the roof and what materials are you planning to use? We’re assuming you are going with architectural shingles, not 3-tab, since you want a long-lasting roof.

      As far as choosing the right quote, you can either ask the first company to lower their workmanship warranty to say 5 or 10 years instead of 25, and have the roof installed for $500 per square instead of $750.

      If the roof is good enough to hold for 10 years, it will hold for another 15.

      If the first company is unwilling to offer the discount, then you should probably consider going with the second company. Since both companies are using the same materials, you simply need to ensure that the crew installing your roof will do it right. Given a simple roof, it shouldn’t be too difficult.

      You may also want to ask to speak to the project manager of the second company to make sure you are on the same page as far as installation quality expectations are concerned.

      You should ask about the experience of their crew (the one that will be installing your roof), whether or not they are using subcontractors, daily clean-up procedures, how common situations such as roof deck damage or chimney flashing are handled, etc.

      Also make sure the second company has proper general liability and workers’ compensation coverage before you sign the contract.

      Best of Luck!

      Reply

      • Thank you for your feedback! I went with the quote #2 and so far so good. The roof was installed about a 1 year ago; GAF architectural shingles in Patriot red.
        You provide very good content and feedback. Good work Sir.

        Reply

32. We are getting estimates for a slate roof and I am curious what the going rate would be per square in the Mid-Atlantic region (near DC)?

    Reply

    • Hi Bill,

      Even regular asphalt shingle roof replacements in the vicinity of Washington, DC can cost as much as $7.00 to $9.00 per sq.ft. (though you can surely find more reasonable prices for basic composition shingles roofing installation services), in part due to very high property values, high cost of doing business for the local contractors, etc.

      That said, depending on the quality of slate roof tiles you get and the contractor you choose to hire, your cost for a quality slate roof in the DC area, could range anywhere from $15.00 to $30.00.

      That’s a pretty wide price range. The quality and grade of slate tiles and their costs can vary greatly, as well as the quality of installation.

      Be sure to only hire a company that specializes in slate roofing. A regular roofer will most likely butcher the installation.

      Best of Luck and do let us know how it goes!

      Reply

33. It’s shocking how much the prices have gone up in just the last two years.

    Case in point: We have just received several quotes for CertainTeed Architectural Shingles, plus re-roofing the back of our house, which has a Torch-down (low-slope) roof.

    The roofing bids we received range from $10.000 (didn’t say whether the job includes plywood) to $22,000 to re-roof our small 910 square foot home and 230 square foot Garage in the North King County, Washington.

    We ended up going with a company that charged us $14,000.00. Still, I was shocked at the quote, because only 2 years ago, when I got 3 separate quotes, they were all under $7,000!

    Today, I kept getting told that higher prices had a lot to do with the “Tariffs”. Does that make any sense?

    Either way, we are stuck with paying the higher cost, because we have to have a functional roof, or our home would be worthless.

    Reply

    • Hi Ellen,

      Residential real estate prices have been growing at an over 10% per year rate over the last few years in the greater King County, WA. Such a rapid increase in the asset prices has resulted in increased demand for home services, with strong inflationary pressures pushing up the prices for major remodeling and home improvement services including roofing.

      The tariffs have not really kicked in yet to significantly affect material prices, however the increase in the price of oil, a major raw material used in the production of asphalt shingles, has had an effect on roofing material prices.

      Once the real estate prices stabilize and potentially start deflating (prices have been decreasing since their peak in spring), the demand and pricing for home services will decrease as well.

      Reply

34. Hi,

    I wanted to ask you if I can share a quote with you from a GAF Master Elite roofing company in Sarasota, FL.

    My current roof is 18 years old and has a few leaks. We have received 3 quotes and the one below is right in the middle:

    Shingle re-roof (only 1 set of shingles to remove). Roof size 5300 sq. ft., with a pitch of 5/12. Replacing 3 skylights. Includes 5 sheets of plywood, 3 Miami Dade curb-mount skylights with bronze over clear low-E glass with 2×6’s for curb. 4 animal guards and a wind mitigation report. Using the GAF roofing system with GAF Timberline HD shingles. All of the above for $23,938.00.

    Thanks,
    Gary

    Reply

    • Hi Gary,

      Based on the estimate you shared, we have an average cost of about $450 per square.

      The above pricing seems reasonable and fair for the greater Sarasota, Florida area.

      It seems that your main concern is whether or not you can trust a GAF Master Elite roofing company that is only asking $450 per square.

      While it is true that $550 to $750 per square is the pricing range you would expect to see in the coastal North East and Mid-Atlantic region (Northern Virginia, DC, Maryland), this pricing would be too high for your area.

      In other words, pricing your roof above $500 per square would make the quote less competitive.

      Our view is that as long as you are comfortable working with this particular contractor, assuming they have a solid track record with other homeowners in your area, and you get everything including warranty clearly outlined in writing, there is no reason to worry about the fact that the quote you’ve received is too low.

      Again, Sarasota Florida is a decidedly different market in terms of the contractor’s cost of doing business and local real estate values compared to mid Atlantic and North East.

      Lastly, you’ve mentioned wind mitigation report. Is the contractor planning to use a high-wind area shingling technique (higher number of nails per shingles) and/or roof bracing? If that’s what the contractor’s report recommends, then it’s a good idea to discuss this ahead of time.

      Reply

35. Just got a quote for 51 squares to be installed in Lehigh Valley, PA for $40,000!!! It includes five nails, GAF, gutters & downspouts ($6,500), zinc strips ($3,400), ridge vent and caps ($1,400), and some other stuff. I just think it is still a lot (about $500 per square) for our area. What do you think?

    Reply

    • Hi Yabokal,

      Does the quote include removal and disposal of the old roof? If so, how many existing layers of roofing material (assuming asphalt shingles) are there on your roof?

      How many stories is your home?

      If we deduct, the cost of gutters & downspouts ($6,500), plus zinc strips ($3,400), we are left with about $30,000 for the cost of a new roof including ridge vent.

      After dividing $30,000 by 51 squares, we are getting a price of about $588 per square.

      Our view is that $588 per square is definitely on the steep side as far as residential roofing estimates should go in that part of Pennsylvania.

      Without knowing all the particulars, we believe that $400 to $450 per square would be a more competitive / fair bid for a new roof in your area.

      Let us know how it goes and best of luck in getting a fair deal on the new roof!

      Reply

36. We just had our roof replaced and the estimate was $6,850.00, but the final bill came out to be $13,172.00

    It took the roofers over 3 weeks to complete the job. We knew the roof was old and would need some repairs, but they are charging us almost double the estimate.

    They said that the extra charge is for repairs on wood sheeting/studs, flashing, siding and gutters. This is such a sticker shock.

    We never saw any signs of wood shavings on the ground where they would have been cutting wood for the sheeting or studs. They never showed us the rotten wood.

    We feel that we are stuck with paying this bill, but feel ripped off.

    Reply

    • Hi Marsha,

      Normally the contract will specify the rate for additional and unforeseen work such as rotten boards that should be replaced and expense that would normally be associated with such additional, unforeseen-but-necessary work.

      The contractor should be able to provide the proof (photographs / videos) of additional repair work they carried out on your roof.

      If there are no detailed photographs to prove the work was in fact carried out as the contractor claims, then you should probably get some legal counsel to help you review the contract and see whether the contractor’s claims fall within the scope of work you agreed to based on the contract you’ve signed.

      The bottom-line is that you shouldn’t pay this until you see the proof of additional work the contractor is claiming they’ve performed.

      We recommend contacting a lawyer who specializes in the law of contracts to help you review the contract and the scope of work you’ve agreed to.

      Reply

37. I have received quotes for a basic IKO shingle for $12,000, a CertainTeed Landmark shingle for $12,500, a CertainTeed Landmark Pro shingle for $13,500, and a CertainTeed Highland Slate look shingle for $18,000.

    This is for approximately 35 squares of shingles on a two story house with a hip roof and includes the cost of installation and a dumpster. Do these estimates seem fair, and is it worth going with a CertainTeed Landmark Pro over a standard Landmark or an IKO shingle?

    Do you have any opinions on other shingles that are better that I should look into. I was originally interested in a composite slate look shingle, but I’m sure that it would be out of my price range as asphalt is this pricy. Any advice is welcomed!

    Reply

    • Hi Gloria,

      You’ve received some very competitive quotes for a two-story house with a 35 square hip roof, plus a tear-off (presumably) since there is a dumpster.

      Where in the country are you located? Your location influences the preferred choice for shingles and project costs.

      That said, both Landmark and Landmark Pro shingles are your best value bets given CertainTeed’s reputation for quality.

      Landmark Pro shingle offers a 15-year algae-resistance warranty vs. 10 years for Landmark shingle.

      Landmark Pro shingles are also slightly more durable and their colors are more crisp, but overall both products are more similar than they are different.

      Our view is that you should go with Landmark Pro if algae growth is a concern for your area — think moist/wet climate such as Pacific Northwest.

      Ultimately, it’s the quality of installation which determines durability and longevity of any roof.

      Let us know what you decide and best of luck with your new roof!

      Reply

    • Certainteed is better than IKO. You don’t have to put on the upgrade system to get a good roof, though. Bottom line, Put IKO on anything you aren’t going to keep.

      Reply

38. Big difference in price is subcontractors vs. a company that has their own in house Install team that are GAF Master Elite Certified.

    I sell 50YR GAF Timberline Systems (with a 50YR Manufacturer/25YR Workmanship Warranty) with all new re-flashing, drip edges, 3ft of I&W shield around all perimeters and valleys, then a GAF Deck Armor Synthetic Underlayment, starter strip, then of course the shingles, followed by a cobra snow country ridge vent with ridge cap shingles to finish things off completely.

    Permits, Licensed, Bonded, and Insured – 2Mil policy with Hartford, company dumpsters, paying to have a W2 employees that are background checked and drug tested, go to GAF for a 40 point roof replacement training 2x per year, and much more… that is the difference between paying $600-$800 per square in the Tri-State (MD, DE, PA) area.

    I sell about 10 roofs per month with most being in the $650-$750 per square range per total deal. Nothing wrong with that either. You get what you pay for, as the saying goes.

    Companies that have been in business for 25 years, have a 5 STAR rating on google, an A+ rating with the BBB, members of NARI and Angie’s List, and have done probably a dozen roof replacements in the last 12 months in a 3-5 mile radius — this is the type of company you want doing your roof.

    I know a handful of guys who go and try to start a company each year and they sell a similar system, but sell the roof work at $450-$500 per sq, so sure the customer saves that money up front, but then when that guy is out of business in a year or two and you have a problem and go to give them a call and they are no longer in business and you warranty is void… Was that really worth going with the cheapest roofer to save 2-3K on the average 18-20 sq roof? Not in my eyes.

    Just sold my 7th roof this month in June right around $725 a square. If you build and show them the value and have a masterful presentation, and the homeowner likes you, and trusts that you will do a knockout roof replacement being the Quarterback of the Job, you will earn their business!

    I have no problem with Chuck in the truck contractors, but how often do you read stories about contractors taking 50% down and never being heard from again? Well I can tell you that certainly ain’t the remodelers that have been in business for 25 years and are processing 10-15 roof replacements per week. To each their own though, choose and purchase wisely to all the homeowners out there!

    Reply

    • Thanks for sharing that JP,

      I am sure that your honest and valuable perspective will help many homeowners looking to replace a roof, especially in the tri-state area!

      Reply

    • Hello,

      I live in Bel air, MD (Harford County), and I’ve gotten numerous estimates; however because of the paperwork that the Mortgage Company requires to be completed by the contractor (REPAIRS AFFIDAVIT (notarized) – CONTRACTOR CONDITIONAL WAIVER OF LIEN – SUBSTITUTE W-9 FOR CONTRACTOR USE ONLY and ESTIMATE), it’s like these guys don’t want to get it completed, they take the paperwork and I never get a return on the completed documents.

      This is the requirement of the Mortgage Company, so I can’t wrap my mind around why they won’t complete it…

      BG&E Home stated they’d have to take the paperwork to their lawyer, “wow” unbelievable.

      Any advice you can provide on who would be willing to complete the needed paperwork to get the contract would be helpful.

      Thanks

      Reply

      • Hi Alma,

        It sounds like contractors aren’t willing to jump through the documentation hoops, because there is no telling they can actually get the job and earn your business.

        Here is one way to streamline this; Rather than asking for all of these documents and paperwork from a contractor right away, you can simply ask for an estimate to do the actual job, first.

        Once you have an actual written estimate, tell the contractor the job is theirs (provided you genuinely want to hire them), all they need to do is provide additional paperwork to help you facilitate the mortgage approval process.

        Working with a smaller company rather than some busy salesperson at a larger company might also be more fruitful.

        Good Luck!

        Reply

39. I am trying to get the best price possible for a roof replacement through Home Depot… Approximately 1700 sq. ft. house.

    The estimate says 22.66 squares which I assume is the amount of shingles the roof needs. It is for a 50 year Atlas architectural shingle.

    I have gotten quotes ranging from $10,932 to $12,862, but would like to get the job for $9,000. I am not sure what mark up a huge company like Home Depot has, but assume they have lots of room to wiggle, so do you think I should assume they should be able to meet my requested price?

    Thanks so much for your reply.

    Reply

    • Hi Kathi,

      You are correct in assuming that Home Depot has an enormous mark-up on its home services, while contractors that ultimately install the roof, get paid a set amount per sq. ft. installed.

      Your home’s location and local economy (a large coastal city vs. rural area, or in-between), the number of stories, overall complexity of the roof and the number of layers of old roofing material to be removed will impact costs.

      Without knowing the above parameters, it’s a bit difficult to advice you, but we do think that $9,000 would be a reasonable counter-offer to make given the range of estimates you’ve received thus far.

      Tip: You can normally get a much better deal when hiring the roofing contractor directly, rather than going through a large home improvement retailer such as Lowe’s, Sears Home Services, or Home Depot.

      Have you tried looking for a local roofing company instead?

      Reply

      • Thanks so much for the prompt reply… I did some calculations on the materials listed on the estimate (vaguely detailed) and my research shows that the labor is about equal to or a bit higher than the supplies, so I have decided to counteroffer $8,200 and hope I can get the job for less than $9,000 knowing they will counter that offer a little higher.

        One of my motivations for using Home Depot is a project home loan they offer at 7.99% and it can be paid out over 7 years.

        I am in central Florida and the original roof from newly built home that I bought in 1999 is on. There may be a need for 1-2 pieces of plywood to be replaced. It is a gable roof and I live in Ocala, FL.

        You have made me think about the independent contractor and if they offer financing comparable to Home Depot that might be the way to go. Credit is good… high 600’s low 700. I am going to go through and present that number out and see what happens… Will update on the outcome.

        Thanks again for your reply.

        Reply

        • Hi Kathi,

          You are a shrewd negotiator! 🙂 The counteroffer amount of $8,200 seems totally fair, here is why:

          1. It’s a simple gable roof, which means it’s going to be a straight-forward and quick replacement job.

          2. Single-story house, based on the details you provided, I am assuming it’s a single story ranch. This type of roof is easy to access and a breeze to work on.

          3. Only one layer of old shingles on a single-story ranch makes the tear-off process quick and easy.

          4. Central Florida makes it a low-cost of living area, with relatively low housing values, which means the cost of local labor for a contractor is low.

          5. Home Depot stands to make additional money by originating a home improvement loan on this project at a whooping 8% interest rate. Given the current, low interest rate environment, it’s a great deal for them! 😉

          You haven’t looked into home equity line of credit, have you?

          In summary, we have a simple gable roof on a single-story ranch, with only one layer of old shingles to be removed. Factor in the low-cost of living in Ocala, Central Florida, meaning low cost of doing business for the contractor, with Home Depot making additional money on the high-interest rate home improvement loan, and you have a perfect storm scenario in which you certainly have every right to negotiate for a better price.

          Let us know how it goes and best of luck!

          Reply

          • Well I just had the roof job done by Home Depot ( contracted out to Rhino Roofing out of Tampa) and feel they did a beautiful job. I was not able to get them any lower than $10,000.

            This was for the architectural shingle which looks very very nice.

            Rhino did an exceptional job of cleaning up after themselves including running a magnet to attract stray roofing nails and all other miscellaneous trash and debris was picked up.

            No damage was done to my yard or home during the job which took from 8:30 am the first day breaking at 2:30 pm due to rain and completing the job the second day beginning at 9:00 am and completing the project by about 1:00 pm.

            Had it not been for some rain showers the first day it would have been done completely in one day. This did include replacing 3 sheets of plywood.

            All in all I am a satisfied customer and will now be getting a wind mitigation evaluation done which is supposed to significantly lower my homeowners insurance.

            Rhino Roofing is located out of Tampa and I am in Ocala so they do travel outside that area.

          • Hi Kathi,

            Glad you were able to get a decent deal on the new roof and that you are happy with the work and final product!

    • You may be able to convince your homeowner insurance company to pay for your roof replacement, as the roof must pass the inspection for them to insure it, depending on your coverage, most likely they will pay for a new roof.

      There are insurance specialist roofing contractors and the insurance company probably has their own contractors. Give them a call!! Good luck!! I’m sure you will have some! 😉

      Reply

40. I live in Northwestern Pennsylvania and getting bids on my roof. It has two layers of shingles on now. I’ve got 4 bids ranging from $250.00 to $315.00 per sq. All four contractors told me I need 15 squares of new roofing.

    One other fellow told me he’d do it for $300.00 per square, but I needed 21 squares. He must be using a different tape measure. 😉

    Reply

    • Hi Greg,

      Thank you for sharing this. The quotes you are seeing make sense for the region you’re in. The further west / inland you go from the coast and away from large metro areas, the lower your costs per sq.ft. will be, often reflecting the local economy including the cost of living and real estate values.

      The lowest price is not always the best deal, so always review contractor’s previous work and check their references and industry credentials if any.

      Reply

41. Ultimately Roof Pricing is all about three things: Location, Location, Location.

    Material and especially labor costs vary a lot in different parts of the US.

    In the Mid-East coast, $350 per square is the lowest we can run and not lose money for a standard roof, but that’s just for the insurance work. Retail roofing starts at $500 per square here.

    Whether it’s 3-tab or architectural shingle, it doesn’t really change the cost of overhead or labor all that much for us.

    Reply

    • That rings true for my situation. Recently we had to put on a new roof on our home in Columbus, Ohio. We ended up paying about $3.75 per sq. ft. to install GAF Timberline shingles.

      Now we are looking to buy a new home outside of Seattle where we moved to recently. Most decent homes see bidding wars and cash offers here. Tough market.

      Anyways, we wanted to make an offer on the house that needed a new roof. We talked to several different contractors and all estimates came in at well above $5.00 per sq. ft. One contractor gave us a quote that amounts to over $7.00 per sq. ft.

      Go figure.

      Reply

42. I am retired and 80 years old, reading about 3 tab shingles requiring extra work makes me laugh. Roofing is just one part of carpentry I grew up learning. Architectural or three-tab shingles, or weaving or flashing valleys is not rocket science. Water runs downhill and wind can blow it uphill. Mentally roofing is the easiest, but the hardest on your back. I used to make money at $25 labor per square for a go over and $85 labor for strip and replace. Roofing is the easiest to estimate. 3 tabs wear between the tabs-Offsetting to 7 inches instead of six will offset spaces to wear for about 11 rows and extend the shingle life.

    Reply

    • Thanks George,

      Always good to hear from a seasoned pro!

      Reply

      • For the average home very little staging equipment is needed. Single family ranches, raised ranches and capes can be done with half a dozen staging planks, a dozen roof jacks, two 24 ft. extension ladders… Add 2 – 4 and 2 – 6 or 8 ft. step ladders to lay on roof held by 1 st. row of bottom staging with 2 x 6 plank held by appropriate stepladders. Two ladder jacks and one plank on extension ladders moved across bottom of roof gets your 1st. four feet shingled and staged. Low pitch ranches on new or go-overs need no staging. Just one ladder to get up or access the bottom of the roof on ladder jacks and a plank.

        Reply

43. Another thing I’d like to comment on is Ice Guard. In the past 10 years or so we have been doing some roofs that we did in the 80’s (you know you are getting old) We installed ice and water shield on the first 3 feet of the roof, but did not cover the ice guard with felt. Now try tearing off the shingles that were applied directly over the ice guard. They are absolutely fused together. The ice guard is fused to the deck as well. I have yet to come up with another solution besides these two:

    1) Cut the tabs off with a hook blade and leave the remaining shingle

    or 2) tear up the first 3′ of deck and replace it. 4 ft. if it’s modern sheeting

    Having this issue where ever ice guard was used and not covered with felt. Anyone have a better way?

    Reply

    • Hi Don,

      I am sure that if you install synthetic underlay such as GAF by deck armor over the ice and water/ice guard, then the shingles won’t stick to the ice guard, as deck armor should stand the test of time as an in-between barrier. It may be a bit costlier to do it this way, but come the tear-off and re-roof time, there will be no shingles glued onto the ice guard, although the ice guard itself will still be there, of course to contend with. But, if it’s a properly vented roof, with no deck damage, then leaving the old ice-guard in place following the removal of shingles (which should be a breath with the underlay in place) may be plausible, depending on the particulars of the roof deck situation.

      As for the old shingles that were installed directly over the ice guard, well that one is just going to be the “mind over matter” kind of case. 😉

      Just my two cents.

      Reply

44. I have been a roofing contractor in NW Pennsylvania since 1978. Then 3 tab shingles were $20 per sq. We nailed by hand and took pride in straight lines. I cannot tell you the last time we installed 3 tab shingles! They are only $10 a square cheaper than architectural, but they do take much more thought installing. Those lines have to come together when you meet back up again over a dormer, etc.

    Many, now 15 year old architectural roofs, have 3 tab caps that are shot, while the rest of the roof still looks good. If I had to install a 3 tab now, which I would not, the labor cost per sq will go up negating any savings on the materials.

    We just finished up a 28 sq two story combination. Tear off 1 layer that was stapled over plywood. It came off in trophy sized sheets. I made out because it came off and cleaned up so easily. The job before that was a nightmare. 1 layer storm nailed over 3/4 pine board. It was a 21 square roof and took 2 days longer to complete and clean up all the little pieces.

    My price up to 6/12 pitch starts at $300 square for one layer tear off. 7/12 and up slopes require roof jacks (some 6’s do also) — Those are more expensive. I check all step flashing to see if it can be re used. If I have to take off siding to re-flash the price goes up.

    I do not work in towns that require permitting and inspection such as Erie. When I get that roof off, it’s getting put back on pronto I am not going to set there with a crew waiting for the inspector while the clouds roll in.

    Reply

    • Hi Don,

      Thank you for your comment, yes indeed, many professional roofers confess that it ends up being more expensive on their end to install a budget 3-tab shingle roof vs. a more expensive architectural shingle roof that does not require the “meeting of the lines” around dormers, etc. I cannot tell you how many crooked 3-tab shingle roofs I see all over, even on nice suburban homes. It’s mind bugling that some homeowners still choose the cheapest option which sometimes ends up looking really bad on roofs with dormers and valleys, where meeting of the lines definitely presents some challenges.

      All in all, it’s not just the product, but the quality of installation that carries the day.

      Reply

45. Around here, it’s typically $225 for roofing over the existing roof, and $275-300 for tearing off one layer puts you in the ball park with most companies. — And that is using a 30 year dimensional shingle.

    That is for the standard, walkable ranch or manufactured home. In other words, an easy, simple roof.

    I did the same thing the article did for my roof: just to get an idea where other companies were at.

    I have a cut to heck 6/12, for single layer tear off/replace with 30 year, four companies came in between $320-350 a square.

    One was $550, another $825

    Reply

    • Hi Jeffrey,

      Thank you for sharing that!

      The prices seem all over the map, but pretty much within the range we outlined in this guide.

      Where are you located and was there any justification for the prices offered by the two high bidders?

      I know some companies, bid higher, initially, so they have “room” for discount.

      But, was it a longer warranty, fully-insured company / workers, or something else they had to justify higher prices?

      Reply

      • The company that was $825 a square, quoted a total price of $18,500 to have the new roof installed. They offered me a $3,000 discount to sign that day. The salesman called me a month later saying he started his own business and would do it for $13,500.

        I could not find anything for either of the expensive companies to use to justify a higher price. They both used the same material as two of the cheaper companies and offered no better warranty.

        I am in the South West Washington State.

        Reply

        • Interesting stuff, thanks for sharing that Jeffrey, I’m sure other homeowners in Washington state and pacific northwest will benefit from this!

          Reply

46. Is there a difference in replacement cost for manufactured home roofs vs. regular roofs?

    Severe wind damage took off about half of my roof. And the thing that goes over where the two parts of the house are seemed together, I am sure has been compromised.

    I am in Michigan, where you can wait for 5 minutes and the weather will change. So now, it snowed and I have 4 inches of snow sitting on my roof.

    Lots of questions. I just don’t know where to start.

    Reply

    • Hi Sharon,

      Is there some sort of a homeowner’s insurance coverage on this manufactured home? If so, the insurance will cover any storm damage related work including ridge repair and installation of the new roof.

      Cost-wise, you are looking at some carpentry costs to repair the damage to framing / ridge based on what you describe, before a new roof can be installed.

      As far as the difference in costs, there is no significant difference that I can think of. Your total cost will depend upon the system being installed and the amount of labor required.

      If this is an asphalt shingles roof, then you should replace it with 30 year shingles, as it will provide better protection from the wind uplift than the 3-tab shingles. I imagine your roof had 3-tab shingles prior to the wind damage your home has sustained.

      You should start out by getting a few estimates from reputable roofers in your area.

      Reply

      • Here the code calls for ice and water on the entire roof of manufactured homes, so the material and install costs are just a little more.

        Reply

    • You are lucky if a mobile home roof lasts 5 years. We bought a Liberty Mobile Home years back and had to replace shingles a few years later. Not only that, but the workers were indifferent, we found whole racks of roof staples underneath the shingle tabs! You get what you pay for…

      Reply

47. I’m a 10 year-retired roofing and siding contractor who used to have 5 roofing crews working year-round in northern NJ. How we charged for a standard basic, roofing job was 3 times the total material cost to the nail, including a percentage for insurance. For example, if the total cost of materials was 125.00 per square w/ tax + 5% insurance workers’ compensation, then we would charge 3 times that per square of new roofing installed.

    Naturally, ripping off a roof, re-sheathing, etc. were extras. We basically still figure the same way. It was a fair and more competitive way of doing business. Everybody was happy. My sons now run the Company and still use the same system. We use a 4 times multiple system for the siding jobs.

    This works out fine. If you live in a million dollar home or a $300 thousands home, it doesn’t matter. Prices don’t change. We are a 4 generation company and are doing very well.

    Reply

    • Hi Ozzie,

      Thank you for sharing your experience. It is always good to hear from a professional contractor! The system 33% / 66% split you described is pretty similar to the 40% / 60% split many contractors employ, where 40% is the cost of materials and 60% is the cost of labor, overhead, and contractor’s profit.

      The problem I see with this seemingly straight-forward pricing approach, arises when you upgrade from a basic 3-tab shingles to a more pricey 30-year or 50-year architectural/dimensional shingles, or even premium shingles. With these upgrades your material costs could be as high as $200 to $300 per square or $2.00 to $3.00 per square foot for materials alone. When you multiply that number by a multiple of three, you are now in the $600 to $900 or $6.00 to 9.00 range.

      My point is that such an overly-simplistic pricing approach is a lot more beneficial for the contractor who basically has to do the same amount of labor to install a premium roof, as they would have to put into the installation of a basic roof, but now the installation of a premium roof is being paid for by a homeowner at a premium rate. From a homeowner’s perspective this is not the best deal by any stretch of imagination.

      What would make more sense for more premium roofing installations, is for the cost of labor to remain more-or-less the same for standard, basic roofs, regardless of what type of shingles a homeowner ends-up choosing. Granted premium shingles weigh more, but that is hardly enough to justify charging three times the cost of all materials including taxes and insurance for the entire job, when a homeowner wants to go with premium shingles.

      By the way, premium asphalt shingles cost around $50-55 per bundle at Home Depot and you may need as many as 5 bundles for every square of the roofing surface, which is the case with Home Depot’s premium shingles. Thus, premium shingles alone will cost you well over $250 per square before you factor the cost of nails, underlayment, taxes, insurance, and other materials-related expenses. Assuming an average-sized home with 20 squares of roofing surface, we are now talking $300 x 3 x 20 = $18,000, which is a lot of money. — Keep in mind, this a fairly realistic amount for some contractors with great reputation to charge for their services. This pricing also happens to be in line with the remodeling expenses referenced by the Remodeling Magazine. The only problem with that pricing model, is that you can probably get a brand new metal roof installed for the same amount of money! 🙂 The upside with that would be an increase in the value of your property and no need to worry about replacing your roof again.

      My point is that such a simplified model is only fair for a basic 3-tab installation, but once you upgrade from that bottom-of-the-barrel product to more premium shingles, all of a sudden that model is no longer beneficial for a homeowner, but it surely now benefits the contractor more.

      Of course, contractors have to make money to remain in business, so I understand it from the business point of view. I really do. As many contractors will probably tell you over beer, “You just gotta make money on some jobs to justify lower profits associated with less profitable jobs, or jobs that are more complex/difficult to complete, but were erroneously priced as basic jobs”.

      Hope this offers a bit more perspective and insight into the mechanics of roof pricing methods, and how and why in some cases a homeowner may really end-up paying a whole lot more than they probably should for a premium shingles roof. My two cents.

      Reply

48. I remember being a teenager hung over from a night of partying, and my Dad making me get up on the roof the next morning and help him re-roof the house and garage.

    Thanks Dad! I’ve just saved a bundle on my own roof, from what he taught me. Doing it myself.

    Reply

49. $750 a sq, that’s highway robbery. Actual roofing contractors, not the tear your head off type charge about $275 – $350 a sq total. You can get slate for $750 gees O Pete. Shingles and under-layment materials cost about $125 a sq, that’s a 10×10 area, labor is about $80 tops, so an honest business will make about a 40% margin. You do the math – wow $750 a sq, how does that guy sleep. A 30 sq roof would be $22,500. I will build you a garage for that and put a roof on your house!!!

    Reply

    • All great points Joe and thank you for sharing your thoughts on this!

      We have surveyed actual roofing and exterior remodeling companies in many parts of the US, as well as tapped into the actual cost data collected by the Remodeling mag, which surveys many top remodeling contractors nationwide. Our research shows that most contractors will price their asphalt shingles roof replacement services at $4.00 to to $7.00 per square foot or $400 to $700 per square (100 square feet). To your point, though, we definitely agree that charging $750 per square is excessive, but that’s what actually happens in some areas; think San Francisco, Washington DC, and other places with exuberant costs of living, and hence doing business. The location, obviously plays a major role, and when all is said and done, replacement contractors in expensive areas have to pay an arm and a leg for their workers’ comp. liability insurance, and whatever other overhead costs they may have to cover as part of their day-to-day operations; sales, office expenses, standing by their warranty, etc.

      As far as the bottom-line price for a job is concerned, many homeowners would rather pay a bit more for a quality product and exceptional labor/service rather than try to find the cheapest guy in town. We find that the “real world” prices pretty much reflect that at the end of the day, most people ultimately care about the product and workmanship quality and dealing with a company that will do the job the right way from start to finish. Based on my experience in the industry and many conversations with homeowners, people are happy to pay more for the overall higher quality of work and ultimately their peace of mind. Sure, getting a great deal is great, but only as long as the crew doing the job is not cutting any corners in order to make the ends meet, which is often the case with companies working on razor-thin margins i.e. under-bidding their jobs and competing on price alone.

      Also, as a homeowner, I have to understand that I may be held liable for anything that happens on my property during the installation. Therefore, I’d rather pay more for a quality product and trusted service. I want to deal with a company that employs a well-trained crew and provides workers’ comp. for their installers. — There are way too many contractors that run a shady operation, employing illegal workers with no rights and no workers compensation. Those are the companies that often tend to cut corners, do sloppy work, have low safety standards, and are no where to be found when the warranty claims start coming in.

      It’s who you hire first, which should be the major point of consideration. The price you pay for the job is just as important, of course. I’d encourage any homeowner to focus on finding an honest and conscientious company so they can do the installation right the first time. — This may well involve having the discipline and willingness to do some necessary, and often tedious work, such as replacing missing/rotten pieces of wood in the deck, and treating homeowner’s property with dignity and respect in all phases from tear-off/work/clean-up, even when no one is watching — incidentally, this is exactly where many fly-by-night roofers will cut corners. 😉

      Reply

    • I believe you are reading the article wrong, it’s $7.5 per sq. ft., and $750 per square, where a square is equal to 10×10 section.

      Reply

    • Yeah, right. You can build a garage for $22,000. LMFAO. Out of leggos? Get the f**k out of here, if you have no clue what you are talking about.

      Reply

    • You are correct. My insurance estimated my roof at $9,100 for 30 squares or 3,000 square feet. I bought the shingles and all the materials for about $2,600 with my military discount at Lowe’s, and hired some roofers to do the work for $2,850 cash. So, the whole job was under $6k.

      Reply

      • Hi Carl, it sounds like you’ve got yourself a great deal indeed and thank you for your service! 🙂

        I do love the fact that Lowe’s, and I believe Home Depot, are giving a 10% discount on building materials and other home improvement products to the US military personnel. Not sure if the veterans also get the discount.

        The important issue I see here, though, is that you sort of acted as your own general contractor and the roofers you hired were basically contracted laborers. In other words, your total cost was significantly lower than it would have been normally, because you sort of took on the responsibility of managing the whole process, from the purchase of materials and supplies to delivery and installation.

        I’m guessing it was an unwarrantied, over-top installation, with no removal/disposal of the old roof.

        Also, not sure if the building permit for the installation of a new roof has been pulled or not, but in order for the house the be insurable under homeowner’s insurance, the roofing job must have had a proper permit issued for it, and in many states a registered installer must have put their company’s name on the permit. This is certainly the case in many states, but some places may have less stringent building permit requirements.

        My guess is also that the roof was probably a fairly basic one, so the job could be completed in a couple of days or so, with no warranty provided. Surely, not a written warranty for which the company will stand and be there to address any workmanship issues in five years from now or so.

        I’m also assuming that it was a 3-tab (low cost) shingles, not architectural shingles used on the job.

        Lastly, you are probably not living in a major coastal city, where getting such a deal would be next to impossible.

        The bottom-line is that it seems in your case, the overall low cost of the job is a direct result of you actively managing the project and having the crew you found install the least costly product in a least-costly (value-engineered) manner.

        This is of course, a viable option provided you can manage to find reliable installers who will do the job the right way, while perhaps cutting some corners (necessarily so) in terms of having insurance and workers’ comp requirements met for the installers and for the job.

        Obviously, such a job will not have a real warranty issued to back the installation/workmanship quality in a case there are any issues with the rood later on. But, the upfront cost-savings may well be worth the hassle, if you are willing to take the chance, and have the stamina (and time) to manage the delivery of the project.

        Thank you for sharing your experience!

        Reply

        • Just wanted to add that when a homeowner serves as the general contractor, they are required to have written documentation separating them from liability for the crew, and to do that in Maryland as an example, the homeowner would have to be an actual licensed contractor to make those doc’s stick.

          So, if hypothetically, a roofer had done a header and killed themselves, the man ( State) would have come looking for your workers compensation, which you would not have, and take your house and everything else you own instead.

          Sounds to me like you saved 3 grand and risked EVERYTHING ELSE YOU OWN! Super Smart. I am a licensed roofer and have seen this happen before. Roofing ain’t digging a hole in the backyard.

          Roofing is a top 10 most dangerous job in America. Never ever let anyone work on your property who isn’t licensed and doesn’t provide you with a written contract with the license number on it.

          Reply

          • Thank you Stefan, you’ve raised some very important points!

          • Excellent points, don’t be penny wise and pound foolish. You get what you pay for.

      • $2,600 for 30 square? That’s only $86.66 a square. Sounds like you got yourself some cheap 3-tab shingles. What about the cost of felt, drip edge, nails, flashing, ridge vent, water and ice shield, dump fees, permitting, etc.? I’m assuming you hired illegal immigrants with no insurance, or workman’s compensation to strip and install shingles for $95.00 a square. That’s pathetic! I’d be ashamed to admit that. A perfect example of why the hard working middle class American is becoming extinct.

        Reply

    • “A 30 sq roof would be $22,500. I will build you a garage for that and put a roof on your house!!!” REALLY?? You ain’t here yet? zip code: 47305

      Reply

    • I happen to agree with Joe. I am a sales manager for a local roofing company and I try to get as close to $225/sq. as possible (Shreveport, LA).

      Price goes up for decking replacement, steep roofs and upgrades, but our roofers are much cheaper here than up north, and ours are very loyal and darn good!

      We are fully licensed and insured, but care more about long term clients, since we are a full service contractor, rather than making a quick buck.

      We would rather net $1,500 and have a customer for life that sends referrals rather than one that’s willing to shop around in the future. We are small and don’t have much overhead or advertising costs. We pound the pavement, put the work in and do a good job to maintain a good name…all depends on the company and their structure.

      Personally, I’d show the door to any contractor asking over $400/sq… That’s an insane cost for an average replacement!

      P.S. $15,000 quote here for a 20×20 garage rebuild, so $22,000 to include a roof is absolutely possible on a house around 1,500 sq. ft. Might even upgrade to Architectural shingles with ridge vent.

      Reply

      • Great, thank you for your comment David. It sounds like Joe has finally been vindicated! 😉

        So, I know you’ve mentioned you try to get as close to $225.00 per square ($2.25 per square foot) installed, as possible, including the warranty. — That’s for a three tab shingle roof, I assume.

        Now, what do you guys charge for a typical roof replacement per square in Louisiana for say; an average house requiring the removal and disposal of the old roof, some deck repair here and there, as needed, re-flashing chimneys/skylights, and installing architectural shingles over say deck armor underlayment, and ridge vent. — I imagine the storms are a real threat in Louisiana, so architectural shingles would be a preferred choice for a roof, since it will offer much better protection from the strong wind uplift. Thus, the new roof will probably last far longer than a 3-tab shingled roof.

        Thanks!

        Reply

        • That’s definitely for a 3-tab. I usually charge about $600-$700 for a 30 sq. upgrade to architectural shingles (30 yr). If a chimney flashing, etc. is needed and not covered through insurance, I try to just price it slightly over cost, as we try to make most of our profits on the roofing costs.

          My roofer charges me $0 extra for the tear off, so that is included. I’ll cover up to 2 sheets of deck sheathing, if needed. It’s $40 per sheet after that. $25 per 4 ft length of ridge vent, my roofer charges $0 to cut the ridge, but I usually pay him a little extra for the effort.

          Like I said, we’re a smaller setup. No large company with a big shop and overhead can afford to get away with those prices, so we often have the advantage if we get the business by walking an area, but we lose the advantage in advertising exposure, so it’s a toss up. Works for us though, 12 years strong!

          Reply

          • Thank you for sharing this David. I am sure a lot of homeowners in your area will find this helpful!

    • In Florida on the coast, a metal or tile roof can cost upwards of $1,500 a square, plus there must be a minimum of a 2 by 6 top chord on trusses and 5/8 ” ply for the tile install.

      Florida has the strictest roofing laws in the nation. Asphalt felt requires a button tab every 4 inches, staples are not allowed! In a lot of counties in Florida, you are only allowed to use synthetic felt. No California valleys or weaves in Florida either! There’s a plywood inspection, then there’s a felt and flashing inspection before any roofing material can be placed on! Then a final inspection. And yes, the inspector lifts up the shingles to make sure they are nailed correctly and the nails didn’t sink too deep, 6 nails a shingle, pap, pap pap, pap pap, pap!

      Reply

      • That makes a lot of sense, with the threat of storms and hurricanes hitting the Florida coastal lines, that roof must be installed right, which ain’t cheap. Thank you for sharing that Jay!

        Reply

        • I have a 1,450 foot ranch house in Okemos, MI. I received a quote of $10,540 to have my roof replaced with GAF Timberline Natural Shadow shingles.

          There is an additional charge of $3,150 to install 7/16 inch OSB over the entire roof deck if required by code.

          The quote includes pulling a permit, removing old roof shingles, inspecting sheeting boards and replacing boards at 50.00 per 4’X8′ sheet or 5.00 per board foot), installing new drip edge, replacing metal flashing on chimney, electrical mast flashing, new pipe flashing, installing new baffled ridge vent, and disposing of all debris.

          The price also includes a 30-year workmanship warranty. Does this seem like a fair price for this job?

          Reply

          • Hi Tim,

            Assuming an 1,800 sq.ft. simple gable roof, we have a price of over $500 per square. I would say the pricing is a bit high, given local real estate value in Okemos, Michigan.

            I would recommend asking for a 20% discount. Also, there is no need for a 30-year workmanship warranty. If the roof holds up for 10 years with no problems, it will hold.

            Our view is that the roofing contractor may no longer be in business in 30 years. So, it seems like the contractor is using the long warranty to justify the hefty price, which is not cool.

    • What gutter do you live in? Our cost is high $200’s per square. — That’s just the cost before any overhead or profit is even taken into account.

      Reply

    • Slate is very labor intensive to install. Factors not mentioned are; insurance companies allow for additional height allowance if over single story, pitch allowance if over a 4/12 pitch

      Reply

    • In NY, and I am sure many other coastal states, insurance alone is a huge cost. Sure, you can do it cheaper, but lets see your insurance and workers’ comp. Good luck trying to retain good workers when you pay them pennies! 🙂

      Reply

    • I’ve been a roofing contractor for a long time and this is why you can never give a “per square” price on roofing. There are way too many variables. To say a 30sq up and over 4:12 ranch house should have the same per square price as a 30sq 3-story 12:12 pitch 3-layer asphalt tear off with cedar shakes and 8 dormers is crazy. That is where the range comes in. My jobs typically fall within that range but I can tell you that I’d be getting over $750 a sq for that last example.

      I typically do about 500 roofs per year and my company has been around a long, long time. The reason why is because we will not compete on price and my installers are paid well and highly valued.

      Reply

    • You want to talk highway robbery?

      We were just quoted $1,350 per square for a single-layer roof replacement!

      And, no, we weren’t looking at replacing with gold… just architectural shingles. We’re in the Washington DC area.

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50. The article is 100% on the money. Sure, $2.75 to $7.50 is a wide range, but most jobs will fall somewhere in between.

    You’ll always have some contractors willing to charge “bottom of the barrel” prices just so they can get work and get by. But, as the saying goes, sometimes (not always) you get what you pay for.

    There are also many older roofs that have several layers of asphalt shingles baked onto the roof deck. In extreme cases, the old shingles can take a number of days to remove!

    Ask any roofer worth their salt and they will tell you that some tear-offs, clean-ups, and deck repairs can be so tedious that you’ll lose money on the job. — You’ll be up on the roof scraping the old shingles and pulling out nails for days on end, only to expose the deck that needs some new plywood, or smaller boards replaced here and there, and whatnot.

    Needless to say, the more complex the roof is and the more labor it requires, the more it will cost.

    No two roofs are exactly the same and if you ever had to roof over the towers and transitions such as the once on Victorian houses, you will surely understand why some roofs will cost more to work on than others.

    Oftentimes, you have to put in that extra time and effort to get it right, and that’s the reason why there is such a wide range in prices. Just my two cents…

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51. Well researched article! There is definitely a big difference in pricing from say the southern states to the northern states, especially when it comes to the cost of labor, even for your typical asphalt shingles. Prices can also fluctuate quite a bit, even within the same region, especially when there were some recent storms ravaging some areas, but not the others. For instance, some areas see great spikes in shingle pricing after a major hail or wind storm, where as a consequence, there are suddenly lots of roofs being replaced at the same time.

    Definitely sharing the article!

    Reply