The range, and what it covers
Most shingle roof replacements run $12,000 to $18,000, depending on size, pitch, decking condition, number of stories, and roof complexity. That is a full tear-off and a new roof system, not an overlay.
A range is the honest way to answer this question in writing. Anyone quoting you an exact figure without seeing the roof is guessing, and anyone refusing to give you any number at all is making you book an appointment to learn something you could have known in thirty seconds.
What moves your number inside that range
- Size. The single biggest factor. Roofing is priced by area, and area is not the same as your home's square footage once you account for slope and overhangs
- Pitch. A steep roof is slower and takes more staging and fall protection. That is labor, and it shows up in the price
- Number of stories. Height changes how material gets up and how debris comes down
- Complexity. Valleys, dormers, chimneys, skylights, and multiple roof planes all mean more cutting, more flashing, and more places where the detail has to be right
- Decking condition. Sound decking costs nothing extra. Rotted decking has to be replaced, and that is priced per sheet at a rate you know before we start
When attic work adds to it
Some roofs need attic ventilation or insulation work as part of the job. When that is the case, expect an additional $3,000 to $8,000 on top of the roof itself, depending on what the attic needs.
That is not an upsell, and it is worth understanding why. An underventilated attic cooks shingles from underneath and ages a brand new roof years faster than it should. It can also affect manufacturer warranty coverage, because shingle warranties assume the assembly was installed and ventilated correctly. Putting new shingles over a ventilation problem means paying for a roof that will not last as long as the one you were sold. Our attic insulation and ventilation page covers what balanced intake and exhaust actually means.
Plenty of roofs do not need any of this. We will tell you which one yours is.
Why we inspect thoroughly before quoting
We do a full inspection of the property up front specifically so that on the day of the reroof you are not caught off guard by a change order. Change orders are the part of this industry homeowners rightly dislike: a number gets quoted low to win the job, the crew arrives, and suddenly the price moves.
The way to avoid that is to find the problems before the contract, not during the tear-off. Decking, ventilation, flashing, and the condition of the penetrations are all things you can assess before day one if you take the time to look. We take the time.
What is in our number
- Full tear-off and disposal of the old roof, never an overlay
- Decking inspection, with any replacement priced per sheet at a rate agreed in advance
- Underlayment, plus ice and water shield at the eaves and valleys
- New flashing at walls, chimneys, and penetrations rather than reusing the old
- Ventilation addressed as part of the system, not treated as somebody else's problem
- Cleanup including magnetic sweeps for nails, and the permit pulled
- Our 10 year workmanship warranty on single-family residential work, plus TAMKO manufacturer coverage
When you compare quotes, compare these line items rather than the totals. Two numbers thousands apart usually describe two genuinely different jobs, which is the point our guide to choosing a roofer spends the most time on.
When a repair is the cheaper honest answer
Not every roof that leaks needs replacing, and we would rather quote you a repair than sell you a roof you did not need. If the damage is isolated and the shingles still have life in them, a repair is the right call and costs a small fraction of the figures on this page. Our repair or replace guide walks through how that decision actually gets made.
Insurance and financing change the out-of-pocket number
If wind or hail caused the damage, a covered claim can change what you actually pay considerably, and the deciding factor becomes documentation rather than budget. Our storm damage and insurance claims page covers that process.
If you are paying out of pocket, there are financing routes worth knowing about before you assume a number is out of reach. Our roof financing page lays out the options we can point you toward.