Why we don't quote off a chart
Two houses on the same street can have very different roof prices. A price from a chart or a quick phone call is a guess. We measure your roof, get on it, check the decking and flashing, and then quote the actual job.
What goes into the price
- Measurements. Roofs are priced by the square (100 square feet of roof surface), plus waste for cuts at hips, valleys and edges. Your roof is usually much bigger than your floor plan.
- Slope. Steeper roofs take more safety equipment and more labor, and they're slower to work.
- Decking. The condition of the wood under the shingles. On shingle replacements we replace damaged or rotted decking at no additional charge. Many roofers bill it per sheet, so check other quotes for it.
- Flashing. Chimneys, skylights, walls and valleys all need new metal built correctly. More of them means more work.
- Complexity. Dormers, turrets, multiple roof levels and many penetrations add labor and materials.
- Layers. Tearing off two or three old layers costs more than one.
- Ventilation. Correcting an under-ventilated attic may mean new ridge vent or intake vents.
- Materials. Architectural shingles, standing seam metal, slate, tile, Brava, copper and flat-roof membranes all price differently. See materials compared.
- Upgrades. Impact-resistant shingles, FORTIFIED installation methods, Attic Armor, copper accents and new gutters.
- Access. Tight lots, steep driveways and long carries to the dumpster add time.
Comparing quotes
When one quote is far lower than the others, the difference is usually in what's left out. Ask each roofer:
- Is it a full tear-off to the deck, or a layover?
- Is rotted decking included, or billed per sheet?
- Are drip edge, step flashing and pipe boots new, or reused?
- Is ice and water shield in the valleys and around penetrations?
- What workmanship warranty is included, and does it transfer?
If insurance is paying
If hail or wind damaged your roof, your homeowner's policy may cover the replacement, and you'd pay your deductible. Get a free storm inspection before you budget for a roof out of pocket. See our insurance claim guide.
Paying for it
We offer financing through a lending partner, so you can spread the cost into monthly payments.
Frequently asked questions
Can you give me a price over the phone?
Not an accurate one. Price depends on measurements, slope, decking, flashing and more, so we inspect and measure first. The inspection is free.
Is a metal roof worth the extra cost?
If you plan to stay in the home a long time, often yes. Standing seam can last 40–70 years versus 20–25 for architectural shingles.
Does a new roof add value to my home?
A new roof is one of the first things buyers and inspectors look at. It removes a major objection at sale, and a transferable warranty helps further.
Why do roof quotes vary so much?
Different scopes. Compare tear-off, decking, flashing, underlayment and warranty line by line, not just the bottom number.