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Property · Roof

Roof Replacement Cost Calculator

Estimate a full roof replacement range, then check the scope lines that usually create surprise: tear-off, decking, flashing, ventilation, warranty, deductible exposure, and any interior damage below the leak.

Plain English

How much might a new roof cost?

This gives a rough roof price range and reminds you what may be missing from a quote.

Start here: Enter roof size and roof details first. Then check whether the quote includes tear-off, wood repair, flashing, cleanup, and warranty.

Tear-off: Removing the old roof before the new one goes on.
Decking: The wood under the shingles.
Flashing: Metal pieces that keep water out at edges, walls, chimneys, and vents.
Scope: What the roofer includes and does not include.

Your roof

→ roof ≈ 2,640 sqft

This does not recommend cheap work blindly. It shows what the shortcut may save and what it can break.

Financing assumptions
Estimated total range
$12,507–$21,375
Typical: $16,941 · $4.74–$8.10 per sqft

A precise bid still requires a roof measurement, decking inspection, and current local material availability. Use this range to compare quotes — anything well outside it deserves a question.

Cost-saving reality check

Baseline full contractor scope

No shortcut selected

Use the main estimate as the defensible comparison point, then test specific savings paths one at a time.

  • A complete roof quote should spell out tear-off, disposal, decking, dry-in, flashing, ventilation, permit, cleanup, and warranty.
  • The cheapest bid is usually missing a scope line. The best bid makes tradeoffs visible.
Ask it this way
  • What exactly is included, excluded, and priced only as an allowance?
  • What would you remove from the scope if I had to save money, and what would you refuse to remove?

Material / labor split (typical)

Material 25% Labor 41% Other 34%
  • Material: $3,432–$4,884 · $130–$185/sq
  • Labor: $5,227–$8,649
  • Tear-off: $2,508–$3,960
  • Decking surprise: $277–$871 (plans for ~198–396 sqft replacement)
  • Flashing & penetrations: $360–$840
  • Permit & dump: $250–$600
  • Warranty premium: $708–$1,152

Financing estimate

~$243/mo at 11.99% APR, 120 months · interest ≈ $12,214

Illustrative only. Real loan terms depend on credit, lender, and collateral type.

What's driving the price

  1. 41%Labor — Steeper pitch, more stories, and cut-up roofs raise labor more than material.
  2. 25%Material — Asphalt is cheapest by sqft; metal and tile move the total significantly.
  3. 19%Tear-off — Each existing layer adds dump fees and labor to remove cleanly.
  4. 5%Warranty premium — Extended workmanship and manufacturer-system warranties cost 5–15% more.
  5. 4%Penetrations & flashing — Each chimney, skylight, and pipe boot adds flashing labor and material.

Questions to ask each roofer

  • Is your bid for tear-off and disposal of 1 layer?
  • What's the per-sheet price for decking replacement if rot is found?
  • Are starter strips, ridge cap, and ice/water shield itemized or bundled?
  • What workmanship warranty is included, and is it transferable?
  • Is the permit pulled in your name or mine? (Yours is the right answer.)
  • Will you provide a certificate of insurance and current state contractor license?
  • Is full-system manufacturer warranty offered (e.g., GAF Golden Pledge)?
  • If I buy materials or use an installer-only scope, who owns shortages, returns, delivery damage, warranty registration, and code compliance?
  • If you propose a roof-over, what code section allows it here and how did you verify the deck is sound?
  • How many existing roof layers are there? If there are already two layers, tear-off is the real scope; do not create a third layer.
  • Will you photograph tree-rub damage, trimmed branches, decking, flashing, pipe boots, chimney cap/flue details, and vent details before covering them?
  • For a Class 3 or Class 4 impact roof, will you provide product-label photos and the carrier/TDI impact-resistant roofing form?
  • For high-wind or FORTIFIED-style work, what nail pattern is included: six nails per shingle, 8d ring-shank deck nails at 6" o.c., and tighter gable-end fastening if required?
Cost data updated 2026-04-24. See methodology for sources.

When a roof leak becomes a Damage decision

A roof quote solves the roof. It may not solve the wet ceiling, insulation, drywall, flooring, mold risk, contents damage, or insurance documentation below the leak. If water entered the house, run the Damage path before comparing roof-only bids.

  • Is there wet drywall or ceiling staining?
  • Is insulation wet?
  • Did water reach flooring, cabinets, or electrical fixtures?
  • Are photos taken before cleanup?
  • Is interior repair part of the roof scope or separate?

Next: Water Damage Cost Calculator and Property Damage Document Checklist.