What drives the price
Roofing is priced per square - a 100 sq ft unit - and a typical home is 20-30 squares. Tear-off and disposal of the old layers is a real cost, as is any decking replaced once the old roof comes off. Steep pitches and multiple storeys add labour and safety equipment.
- Material - asphalt is cheapest, metal roughly double, tile and slate higher again
- Number of existing layers to tear off and dispose of
- Rotten decking discovered after tear-off, usually billed per sheet
- Roof pitch and number of valleys, chimneys and skylights to flash
- Whether new underlayment, drip edge and ridge vent are included
Should you DIY this or call a professional?
Call a pro. Beyond the fall risk, roofing has a warranty structure that matters: manufacturers only honour material warranties when a certified installer does the work, and a self-installed roof can complicate both home insurance and a future sale. If cost is the obstacle, the honest move is more quotes rather than doing it yourself.
Signs you need this repair
- Shingles curling, cupping or losing granules heavily into gutters
- Daylight visible through roof boards in the attic
- Repeated leaks in different places rather than one spot
- Sagging roof line
- Roof is 20-25+ years old for asphalt
How to not get overcharged
Insist the quote states the number of squares, the exact shingle line, and a per-sheet price for decking replacement agreed in advance - decking is the classic mid-job surprise. Ask whether the quote includes a permit and a dumpster. If a storm recently passed through your area, your insurer may cover part of it, and a reputable roofer will tell you that unprompted.
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Red flags to watch for
- A door-knocking contractor after a storm asking for a deposit that day
- No written decking price, so the surprise arrives mid-job
- Large deposits - a third up front is normal, half or more is not
- No local address, licence number or proof of insurance
Frequently asked questions
How much does it cost to replace a roof?+
A full asphalt shingle roof replacement typically runs $8,000-$20,000, averaging near $12,000 for a 2,000 sq ft home. Metal, tile and slate run substantially higher.
Can I replace a roof myself, or should I hire a professional?+
Call a pro. Beyond the fall risk, roofing has a warranty structure that matters: manufacturers only honour material warranties when a certified installer does the work, and a self-installed roof can complicate both home insurance and a future sale. If cost is the obstacle, the honest move is more quotes rather than doing it yourself.
How long does it take to replace a roof?+
2-4 Days for a Standard Asphalt Shingle Roof. Scheduling and parts availability can extend the overall timeline beyond the hands-on work itself.
What makes the price of this job go up or down?+
Material - asphalt is cheapest, metal roughly double, tile and slate higher again. Number of existing layers to tear off and dispose of. Rotten decking discovered after tear-off, usually billed per sheet. Roof pitch and number of valleys, chimneys and skylights to flash. Whether new underlayment, drip edge and ridge vent are included.
How do I avoid being overcharged?+
Insist the quote states the number of squares, the exact shingle line, and a per-sheet price for decking replacement agreed in advance - decking is the classic mid-job surprise. Ask whether the quote includes a permit and a dumpster. If a storm recently passed through your area, your insurer may cover part of it, and a reputable roofer will tell you that unprompted.