What Actually Sets The Price
Six things decide the final number: roof size, pitch, tear-off versus overlay, how many layers are already up there, decking condition, and how hard the roof is to reach.
Material grade matters just as much. Asphalt sits at one price point, architectural shingle above that, and TPO, metal, or slate move the job into a different bracket. Soft or rotted decking adds plywood replacement before a single shingle goes down.
What moves the number
Full tear-off- 01Roof size and square footage
- 02Pitch and complexity
- 03Tear-off versus overlay, and layer count
- 04Decking condition
- 05Material grade
- 06Access for crew and disposal
Build Your Estimate
Enter your roof's specifics below for a starting range.
- Instant, then adjustedYour range appears instantly, then adjusts for layers and access.
- A starting pointNo price is final until we have seen the job.
- Written estimate on siteIt follows an on-site inspection, where we measure the roof and check the decking directly.
Full Tear-Off vs Repair Or Overlay
A full tear-off makes sense once the decking is failing, the shingles are past their life across the whole roof, or two layers are already up there and code will not allow a third. Pulling down to the deck is the only way to check what is underneath.
An overlay can work on a roof with one sound layer left and a shingle system rated for it, and it costs less since there is no tear-off or disposal. A wood roof showing wear is a different case. Cedar and shake often restore rather than replace, which changes the cost picture entirely.
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Tear-off
Full removal, new underlayment, decking checked and fixed
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Overlay
New layer over sound shingles, lower cost, fewer years of life
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Repair
Targeted fix, right call when damage sits in one area
Where The Rest Of The Money Goes
Swipe to see the full table
| Cost line | What it covers |
|---|---|
| Labor and workmanship | Crew time, tear-off, install, quality control |
| Disposal and haul-away | Dumpster, loading, removal of old material |
| Permits | Filing and inspection fees for a full replacement |
| Flashing and ventilation | New flashing at chimneys and valleys, vent upgrades |
| Gutter work | Replacement or reattachment when it is in scope |
Flashing sometimes runs as its own job rather than folded into a replacement. The flashing replacement cost breakdown covers that case on its own.
Every Property Is A Different Job
Single-family
Single-family homes get the most straightforward scope, and it is the most common job we run.
Townhouse
Townhouse roofs bring shared walls that change access. See the townhouse replacement cost breakdown for that case specifically.
Duplex
Duplex roofs carry more surface area than a single-family home, so pricing follows the larger footprint.
Multi-family
Multi-family buildings mean a bigger footprint and more coordination during the work itself.
Condominium
Condominium jobs add association approval and shared sections into the scope before pricing settles.
Small commercial
Small commercial buildings usually run flat or low-slope systems, which price differently than pitched residential roofs.
What A Free On-Site Estimate Covers
A free estimate means someone measures your roof, checks the decking, and hands you a written number, not a phone guess. We are licensed and insured, and every estimate names the material recommendation, the scope, and a realistic timeline before you sign anything.
- Full roof measurement
- Decking condition check
- Material recommendation for your roof and budget
- Written estimate with scope and timeline
Roof Replacement Cost FAQ
No. The on-site visit and written estimate are free, with no obligation to book.
One to three days covers most single-family roofs. Larger or multi-family properties run longer.
Yes. We file what the job requires and build the cost into your written estimate up front.
We only find that once the old roofing is off. If plywood needs replacing, we quote it before proceeding.
Ready For Your Exact Number?
Contact us to schedule your free on-site inspection, or call (347) 835-5040.