How Much Does Roof Replacement Cost?
This guide covers typical roof replacement rates, the factors that change them, and ways to compare quotes from local businesses.
Common jobs and what they cost
| Job | What it involves | Typical range |
|---|---|---|
| Small asphalt-shingle roof | Basic tear-off and installation | $6,000 - $10,000 |
| Typical asphalt-shingle roof | Standard home, one layer removed | $8,000 - $18,000 |
| Metal roof replacement | Standing-seam or metal panels | $15,000 - $35,000 |
| Premium tile or slate roof | Heavy materials and structural work | $25,000 - $60,000 |
Ranges are typical, not quotes - the price for your job depends on scope and location, so always confirm with the provider.
What moves the price
Roof size, pitch, shape, and accessibility have a major effect on labor. Multiple layers of old roofing, damaged decking, chimney flashing, skylights, and structural repairs can add to the quote. Asphalt shingles usually cost less than metal, tile, or slate, while premium materials require more specialized installation.
Regional labor rates, permit requirements, disposal fees, and seasonal demand also matter. Emergency scheduling or difficult weather conditions may raise costs, and a quote that excludes gutters, ventilation, flashing, or wood replacement may not represent the final total.
How to keep the cost down
Request itemized estimates that identify tear-off, underlayment, flashing, ventilation, permits, cleanup, warranty coverage, and possible decking repairs. Choosing architectural asphalt shingles instead of premium materials can reduce the initial cost, and scheduling during a less busy season may improve availability.
Avoid choosing solely on the lowest bid, since missing preparation or warranty details can create later expenses. Compare two or three quotes from independently reviewed providers on Reedleys to see quickly whether a number is fair.
Price questions, answered
Many request an upfront deposit to reserve materials and labor, with the remainder split across agreed milestones. The contract should state payment dates and what happens if work is delayed.
It should describe materials, labor, tear-off, disposal, flashing, ventilation, permits, cleanup, warranties, and exclusions. Ask how hidden decking damage will be priced if it is found after removal.
Quotes can use different material grades, installation methods, crew experience, warranty terms, and assumptions about repairs. An unusually low bid may leave out essential preparation or disposal work.
Recognized Roof Replacement businesses
Chicago construction contractor offering residential and commercial building, remodeling, roofing, siding, gutters, and fencing.
Chicago contractor providing roofing, siding, gutter renovations, inspections, and claim assistance.
Chicago roofing contractor offering residential and commercial roof services, repairs, replacements, maintenance, gutters, siding, and more.
Chicago roofing company offering repairs, maintenance, inspections, replacements, gutters, and siding.
Chicago roofing contractor providing roof, siding, gutter, window, and door replacement services.
Chicago roofing contractor offering residential roof repairs, replacements, siding, and gutter installation.
Chicago roofing contractor providing residential and commercial roof installation, replacement, and repair services.
Chicago roofing contractor specializing in flat roofs.
Chicago roofing contractor offering inspections, repairs, replacements, emergency response, and maintenance.
Roofing services from a family-owned contractor with over 20 years of industry experience in Chicago.