Roofing · Cost
Roofing cost — what to expect and what to skip
What roofing work costs, and which of it you should not be paying for at all. Prices vary by region and by how much access the job needs. Where a job has a genuine do-it-yourself version we say so rather than quoting a number for it.
The cheapest quote is often the one that leaves things out. Old layers, plank decking and reused flashing turn into change orders once the old roof is off. A quote that names them up front is easier to compare and harder to inflate later.
1What the work involves
- Tear-offOld shingle comes off down to the deck. More layers, or wood shingle under the asphalt, means more labor and disposal.
- Deck repair or new sheathingSoft or damaged decking is replaced. Plank decking on older houses usually gets new sheathing over it.
- Underlayment and edge metalThe deck is covered and edges are finished so water runs into the gutter, not behind it.
- Flashing and valleysChimney, wall and valley flashing is replaced or, too often, reused. Ask which.
- VentilationIntake at the soffit and exhaust at the ridge are added or corrected.
- Shingles, boots and cleanupNew shingles, new pipe boots, and the site cleaned of nails and debris.
2What drives the cost
| Driver | Why it moves the price | What to ask for in writing |
|---|---|---|
| Roof size and pitch | Steeper roofs are slower and need more safety setup | Measured area and pitch |
| Layers to remove | Each layer adds labor and disposal | Number of layers priced, including any wood shingle |
| Decking | Rotted or plank decking needs replacing or covering | A per-sheet or per-foot price for deck repair |
| Flashing and valleys | Replacing chimney and wall flashing takes time and may mean cutting into mortar | Replace or reuse, item by item |
| Ventilation | Adding intake and exhaust is cheapest during a reroof | What will be added and where |
| Height and access | Multiple stories, landscaping and tight lots slow the job | Any access or equipment charges |
| Shingle choice | Architectural and impact-resistant shingles cost more than basic ones | Brand, line and warranty terms |
3Work that is usually worth paying for
These problems usually need a contractor, and the cost depends on scope. Each page explains what drives the price.
4Things you should not pay for
For these, the answer is often a check you can do yourself, a small repair, a warranty or insurance question, or a reason not to replace yet. Read the page before you accept a quote.
5Do it yourself or hire a pro
Do it yourself
- Count layers at the rake and look at the deck from the attic
- Check soffit vents for paint or insulation blocking them
- Scan pipe boots and flashing with binoculars
- Read your warranty and insurance policy before anyone quotes
Hire a pro
- Any work on the roof surface itself, especially on steep or high roofs
- Flashing at chimneys, walls and valleys
- Tear-off, decking and a full reroof
- Storm damage that may become an insurance claim
Falls from roofs and ladders cause serious injuries. Do your checking from the ground, the attic or a properly set ladder, and leave work on the roof surface to a crew with fall protection.
Talk to a local roofing contractor and ask for each of those as a separate line.
877-360-46576Questions
Why did my roofing quote go up after the old roof came off?
Usually because decking, extra layers or flashing weren’t priced at the start. Ask for those as line items, with unit prices, before you sign.
Is an overlay cheaper than a tear-off?
Yes, at first. But it hides the decking, adds weight, and most manufacturers won’t warrant over it. On an older roof, tear-off is the version worth paying for.
Should flashing be reused?
Ask. Chimney flashing is often reused because replacing it means cutting into mortar, but old galvanized flashing is a common leak point.
Do I need a new roof if the shingles are past their rated life?
Not automatically. Check the condition. A roof without general wear, leaks or heavy granule loss may have years left.
Written by Jaylan Jones. I Like To Exterior Services earns a referral fee when a call connects to a contractor. See our business-model disclosure.
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