Roof Replacement Cost

Roof replacement cost depends on your roof's size, the materials you choose, and what we find once the old roof comes off. This page helps you understand where the money goes—and gives you a ballpark range using our roofing cost calculator before you schedule an inspection.
Think of this as a starting point. The calculator gives you a realistic range based on what you enter, but final pricing gets confirmed after we measure your roof and check its condition in person.

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What Does Roof Replacement Cost Actually Cover?

When homeowners ask "how much does a new roof cost?"—they're really asking what they're paying for. A roof replacement isn't just shingles. It's a system of materials, labor, and prep work that protects everything underneath.

Here's where the money goes:

Materials → The shingles or panels you see from the street are just the top layer. Underneath, there's decking (the wooden boards), underlayment (a water-resistant barrier), flashing (metal pieces that seal valleys, vents, and edges), and ventilation components. Better materials cost more upfront but often last longer.

Labor → Roofing is physical, technical work. Crews tear off the old roof, inspect the decking, install each layer in sequence, and clean up daily. Steeper roofs and multi-story homes take longer and require more safety equipment.

Tear-Off and Disposal → Your old roofing materials have to go somewhere. Tear-off labor plus dumpster fees and disposal costs add up—especially if you have multiple layers of old shingles stacked on top of each other.

Complexity Factors → Roof shape matters. A simple rectangular roof with two slopes costs less than a roof with dormers, valleys, skylights, and multiple angles. Every cut, corner, and penetration adds labor time and flashing work.

The Unknowns → Here's the honest part: we can't see everything until the old roof comes off. Rotted decking, water damage to the sheathing, or code issues hiding under old shingles—these get discovered during tear-off. A good estimate accounts for likely scenarios, but some things only reveal themselves mid-project.

Asphalt Shingle Roofing

Asphalt shingles are the most affordable roofing option for most homes—and the most common. You'll see them on the majority of houses in any neighborhood.

Why homeowners choose asphalt:

Lower initial investment compared to metal or specialty materials

Wide range of colors and styles (3-tab, architectural, designer)

Proven performance in hot summers and cold winters

Typical lifespan of 20-30 years depending on shingle grade

What affects asphalt pricing:

Shingle tier matters—basic 3-tab shingles cost less than thicker architectural shingles

Underlayment quality (synthetic costs more than felt but lasts longer)

Warranty level from the manufacturer

We install Atlas shingles for asphalt roofing projects. Learn more about

asphalt roofing options

Metal Shingle Roofing (Stone-Coated Steel)

Relative Cost: Mid-to-High upfront
Metal roof replacement cost runs higher than asphalt, but the math changes when you factor in lifespan. Stone-coated metal shingles can last 40-70 years with proper installation—potentially the last roof you'll ever need on that house.

Why homeowners choose metal shingles:

Longevity that outlasts asphalt by decades

Excellent wind and impact resistance

Lower long-term cost when you divide price by years of service

Aesthetic options that mimic traditional shingles, shake, or tile

What affects metal shingle pricing:

Panel style and profile (some designs require more labor)

Coating quality and warranty coverage

Roof complexity (metal requires precise fitting at valleys and edges)

We install Unified Steel stone-coated metal shingles. Learn more about

metal roofing options

Flat Roof Membranes (TPO and EPDM)

Relative Cost: Varies by membrane type
Flat roof replacement cost applies to low-slope sections of residential roofs—think additions, sunrooms, or modern architectural designs. These roofs use membrane systems instead of shingles because water doesn't run off as quickly.

EPDM (Rubber Roofing):

Black rubber membrane, proven track record

Flexible material handles temperature swings well

Often lower material cost than TPO

Learn more: EPDM rubber roofing

What affects flat roof pricing:

Membrane thickness and warranty level

Insulation requirements underneath

Number of penetrations (vents, HVAC units, drains)

Access difficulty on certain roof sections

Learn more about:flat roofing systems

What Changes Roof Replacement Cost the Most?

Two houses on the same street can have very different roof replacement prices. Here's why—and what to expect when these factors apply to your home.

Roof Size

Roofers measure in "squares"—one square equals 100 square feet. A 2,000 square foot roof is 20 squares. More squares means more materials and more labor hours. This is the single biggest factor in roof replacement price.

Roof Pitch (Steepness)

A low-slope roof is easier and safer to walk on. A steep roof requires harnesses, toe boards, and slower work. Labor costs increase as pitch increases—not because crews are being difficult, but because the work genuinely takes longer and requires more equipment.

Stories and Access

Single-story homes are straightforward. Two or three stories mean longer ladder setups, more material hauling, and sometimes scaffolding. If your roof is hard to reach from the driveway, that adds time too.

Tear-Off Layers

Building codes typically allow two layers of shingles maximum. If you already have two layers, both come off before the new roof goes on. Double tear-off means double the labor and disposal costs for that portion of the job.

Decking Condition

Here's the unknown that makes every estimate a range rather than a fixed number. The decking—those plywood or OSB boards under your shingles—might be fine, or might have soft spots, rot, or water damage. We can sometimes spot warning signs from the attic, but full assessment happens during tear-off. Decking repairs add material and labor costs.

Penetrations and Details

Every skylight, vent pipe, chimney, and valley needs custom flashing work. A simple gable roof with two slopes and minimal penetrations costs less than a complex roof with six different planes, three skylights, and multiple dormers.

What's Typically Included vs. What Might Add Cost

Understanding what's included in the cost of a standard roof replacement—and what falls outside—helps you compare estimates accurately.

Typically Included in a Standard Quote	Items That May Add Cost (Discovered or Requested)
Tear-off of existing single-layer roofing New underlayment (water-resistant barrier) New flashing at valleys, walls, and penetrations Starter strips and ridge caps Standard ventilation components Material delivery and debris removal Daily cleanup and final haul-away	Decking replacement → Rotted or damaged boards found during tear-off Additional tear-off layers → If you have two existing layers instead of one Structural repairs → Sagging rafters or damaged trusses Code-required upgrades → Some jurisdictions require updates when re-roofing Skylight replacement or reflashing → Often makes sense to address during roof work Gutter replacement → Not part of roofing, but commonly bundled Ice and water shield upgrades → Extra protection in valleys and eaves

Typically Included in a Standard Quote

Items That May Add Cost (Discovered or Requested)

Tear-off of existing single-layer roofing

New underlayment (water-resistant barrier)

New flashing at valleys, walls, and penetrations

Starter strips and ridge caps

Standard ventilation components

Material delivery and debris removal

Daily cleanup and final haul-away

Decking replacement → Rotted or damaged boards found during tear-off

Additional tear-off layers → If you have two existing layers instead of one

Structural repairs → Sagging rafters or damaged trusses

Code-required upgrades → Some jurisdictions require updates when re-roofing

Skylight replacement or reflashing → Often makes sense to address during roof work

Gutter replacement → Not part of roofing, but commonly bundled

Ice and water shield upgrades → Extra protection in valleys and eaves

A detailed estimate breaks these out so you know exactly what you're paying for—and what's conditional on inspection findings.

Roofing Cost Calculator

Get a ballpark range for your roof replacement cost. Enter what you know—select "not sure" where needed. The calculator adjusts the range based on your inputs.

Important: This roof cost estimator provides a ballpark range—not a quote or contract. Hidden conditions like decking damage can change the final number. Pricing is confirmed after inspection and measured scope.

PriceGuide Estimator

Estimated Price Range

$0 - $0

This is an estimate. Final price may vary based on inspection.

Understanding Your Results

If your range looks wide, that's intentional. A roofing cost calculator can't see your roof. It doesn't know if your decking is solid or soft, whether you have one tear-off layer or two, or how complex your roof angles actually are.

Why ranges vary:

"Not sure" answers widen the range to account for possibilities

Complex roofs have more variables than simple roofs

Material choice creates the biggest swing in pricing

What happens next:

An inspection narrows everything down. We measure your actual roof, check the attic for signs of damage, and identify any factors that affect scope. Then you get a detailed proposal with line-item pricing—not a range, but real numbers tied to your specific roof.

Financing options are available for qualified buyers. You can explore payment plans before committing to a timeline.

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Schedule a Roof Inspection

What Happens After You Request an Estimate?

We've completed roofing projects for over 10,000 customers across Ohio and Michigan. Here's how the process works:

We Schedule an Inspection

Someone from our team contacts you within 24-48 hours to set up a time. The inspection takes about an hour—we measure the roof, check attic ventilation, and look for signs of existing damage.

You Get a Detailed Proposal

After the inspection, you receive a written proposal with line-item pricing. Materials, labor, tear-off, disposal—everything broken out so you can see exactly what you're paying for. We'll walk through options if you want to compare material tiers or add-ons.

You Decide When to Start

No pressure. Review the proposal, ask questions, compare it to other estimates if you want. When you're ready, we schedule the work around your timeline. Financing options available for those who qualify.

Ready to Get Real Numbers?

The calculator gives you a starting point for what your roof replacement might cost. An inspection gives you real numbers tied to your specific roof—its size, condition, and complexity.
Every project includes our Lifetime Workmanship Warranty and Gold Standard Protection Plan—annual inspections, priority scheduling, and coverage that transfers if you sell the home.

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Leading exterior home remodeling experts serving Ohio and Michigan with quality craftsmanship since [Year].Leading exterior home remodeling experts serving Ohio and Michigan with quality craftsmanship since [Year].

Toledo

2852 South Ave Toledo, OH 43609

(419) 495-8598

Farmington Hills

23941 Research Dr Farmington Hills, MI 48335

(248) 290-6843

Roof Replacement Cost

What Does Roof Replacement Cost Actually Cover?

Here's where the money goes: