RESIDENTIAL ROOF PRICING

What determines the price of a new roof? There are several factors considered with every quote. Take a look below to see a list we've made of the most common variables that affect cost when it comes to your new roof.

  • Scope of work - Is the scope of work a simple or complex replacement? Will it be a roof over or a re-roof? Does the roof have one layer or two? Will any additional work need to be performed such as custom flashing details, skylight replacement, wood substrate damage, chimney cricket, additional ridge ventilation, etc.? The scope of work always varies depending on the job.​

  • The size of the roof - This is an obvious factor in price. If you would like to get a rough estimate of your roof size you can use the square feet of your home and multiply it by a roof factor depending on your roof pitch. The roof will have more square feet than the floor space due to the roof is on a pitch and the floor is flat. When using this method don't forget to add any connected roof areas such as porches and garages.

  • Roof type & complexity - There are several different roof types. A few examples would be: gable roof, hip roof, dormer roof or shed roof. Some architects design roofs that have elements from several roof types, or perhaps the home has had one or more additions over the years and new roof lines have been added in. The more complex the job is, the longer it takes - thus increasing labor cost.

  • Roof pitch - The pitch is the slope or angle of the roof. Simply Rise/Run. How many inches the roof rises vertically every 12 inches horizontally is the roof pitch. If the roof has a pitch that is easily walkable, the install will go much quicker. If the pitch is not walkable, the job may require additional safety gear, equipment and set up. This will increase installation time.

  • Roof height - The height of the home is another variable. The roof of a one-story home will install quicker and have less labor cost than a two-story or 3-story home. Greater roof heights have a higher safety risk and added safety measures will be in place at all times. 

  • Roof material - There are many types of roofing materials such as shingles, metal, cedar shake, barrel tile, slate, etc. However, the most common material choices in our region are architectural shingles and metal panels. There are many different options or subcategories for shingles and metal as well. Three-tab shingles, architectural shingles, designer shingles, HD shingles, etc. Same goes for metal: standing seam, exposed fastener,  corrugated, ag panel, etc. The type of roofing material you choose will be a large part of the price, with architectural shingles being the most economical. 

  • Material quality - You always get what you pay for. Better materials do cost a little more, but are always worth it in the long run. A good quality roof system will give your home a lifetime of worry free protection from the elements. Better quality shingles bond better and carry superior warranties. The thicker gage metal has more strength. Better quality screws don't rust and have UV protected EPDM seals.  

  • Type of underlayment - Every home will get some type of underlayment to serve as a moisture barrier underneath the roofing material. In the past, a product known as felt or tar-paper was used. Now, we use a synthetic underlayment or peel & stick. Synthetic underlayment can get the job done most of the time, but if you want premium protection the peel & stick is much thicker, self-healing, self-adhering (permanently) and considered as a secondary roof system by most insurers. 

  • Damaged wood substrate - On the average roof replacement we normally discover between 30-60 sq ft of wood substrate that needs to be replaced. This is why we always include two sheets of plywood with every new roof. In some cases, there may be much more wood that needs to be replaced, especially if your roof has sustained tree damage due to a storm. There could also be fascia, sub-fascia, and soffit that may need repair from storm damage. 

  • Roof access - Most homes are very easy to access. However, there are some homes that may require additional equipment or specific procedures for entry, etc. It is rare, but sometimes there may be a small access charge for these less common circumstances.

In summary, there is no cookie cutter method to pricing a new roof. There are several factors to be considered in a quote. Over the years, we have fine tuned our training, measuring techniques & estimating software so that we generate consistent estimates, no matter the roof. If you want an accurate roof quote, contact Old Town Roofing today to schedule a free inspection.

*If you would like to get a ballpark figure yourself and know the square feet of your roof, please see the sq ft pricing below. The pricing below is for reference only and is not considered a quote. Remember, if the square feet of the roof is not calculated correctly, the estimate could easily be too high or too low. I would highly recommend using a satellite roof measuring service such as Eagleview for accurate roof measurements. 

simple roof.jpg

SIMPLE ROOF
REMOVE & REPLACE
PREMIUM MATERIALS + LABOR

Shingles - $4 to $5 per sq ft

Metal - $6 to $7 per sq ft

Tile - $13 to $14 per sq ft

med roof.jpg

INTERMEDIATE ROOF
REMOVE & REPLACE
PREMIUM MATERIALS + LABOR

Shingles - $5 to $6 per sq ft
Metal - $7 to $8 per sq ft
Tile - $14 to $15 per sq ft

complex roof.jpg

COMPLEX ROOF
REMOVE & REPLACE
PREMIUM MATERIALS + LABOR

Shingles - $6 to $7 per sq ft
Metal - $8 to $9+ per sq ft
Tile - $16 to $19 per sq ft