Guides & advice · Roofing
Roofing: costs, choices and hiring advice
Protect everything under it. Replace or repair before small leaks spread. Here is what to know before you get quotes.
What it costs
$5,902–$13,377
Roof replacement is priced by roof area and material. Most homes fall into the typical range, but large or steep roofs can cost far more.
- 1,500 sq. ft. of roof, asphalt shingles$4,500–$10,500
- 2,000 sq. ft. of roof, asphalt shingles$6,000–$14,000
- 3,000 sq. ft. of roof, asphalt shingles$9,000–$21,000
Choices that change the price
- Repair or replaceRepairs make sense for isolated damage on a roof that is otherwise in good shape.
- Tear-off or overlaySome codes allow one new layer over an old one, which skips tear-off.
- 3-tab or architectural shinglesArchitectural (dimensional) shingles are thicker and usually carry longer warranties than basic 3-tab shingles.
Problems and hidden costs to watch for
- Decking replacementRotted or soft roof decking is found only after tear-off.
- Flashing and ventsChimney, wall and valley flashing and roof vents may be reused or replaced.
- Ventilation and underlaymentAsk whether new underlayment, ice-and-water barrier and ridge or soffit vents are included.
- Gutters and skylightsGutters may need to come off during the job.
Upkeep and lifespan
- Inspect after stormsLook for missing shingles and damaged flashing after major storms.
- Keep gutters clearClogged gutters let water back up under the roof edge.
- Two warrantiesThe shingle manufacturer covers materials; the roofer covers workmanship.
Hiring and comparing quotes
- How many squares is my roof, and how did you measure it?
- Is this a full tear-off? How many layers are you removing?
- What is your price per sheet for decking replacement?
- Are flashing, drip edge, underlayment, ice-and-water barrier and vents new or reused?
All roofing guides
What can my budget cover?
- A Basic vs. Premium Roof Replacement: What Changes?The difference between basic and premium roofs is not only the shingle. Underlayment, flashing, ventilation and warranty change too.
Costs, budgets and timelines
- Roofing cost guideNational prices, example budgets and what each price covers
- Soffit and Fascia Repair Cost: Who Handles the Work?Soffit and fascia work averages about $2,500. Costs by material, signs of hidden damage, and whether to call a roofer, gutter installer or carpenter.
- Roof Leak Repair Cost by Repair TypeMost roof repairs run $300–$1,050. Costs for flashing, pipe boots, shingles, skylights, valleys and hidden decking damage.
- Roof Replacement Cost for a 2,000-Square-Foot HouseYour roof area is not the same as your floor area. How to estimate roof size for a 2,000 sq. ft. home and what an asphalt or metal roof costs.
Repair, replace or choose
- Roof Replacement With Solar Panels: Who Removes and Reinstalls Them?Removing and reinstalling a solar system typically adds several thousand dollars to a re-roof. Who does what, costs and how to protect your warranties.
- Roof Repair vs. Replacement: How to DecideAge, how widespread the damage is, and the condition of the decking decide whether to repair or replace. A practical checklist.
Materials and methods
- Metal Roof vs. Asphalt Shingles: Cost and Trade-OffsMetal costs $7–$13 per sq. ft. installed vs. $3–$7 for asphalt. Compare lifespan, noise, maintenance and resale.
Common problems
- Water Stains on the Ceiling: What They Mean and What to DoA ceiling stain can come from the roof, plumbing, HVAC condensation or an attic moisture problem. How to narrow it down safely.
- Missing Shingles: Is It an Emergency?A few blown-off shingles are usually a quick repair, but they leave the roof exposed. What to look for and when to call.
- Why Does My Roof Keep Leaking After Repairs?Recurring leaks usually mean the real source was missed: flashing, ventilation, ice dams or a worn-out roof. How to break the cycle.
- Damaged Roof Flashing: Signs and Repair OptionsFlashing seals the joints around chimneys, walls, vents and skylights. How to spot problems from the ground and what repairs involve.
Hiring and comparing quotes
- Roofing Warranties Explained: Materials, Labor and ExclusionsManufacturer, enhanced system and workmanship warranties cover different things. What "lifetime" usually means and what to ask.
- What Should a Roofing Estimate Include?Measurements, tear-off, decking, underlayment, flashing, ventilation, disposal, permits and warranty: a line-by-line checklist.
- How to Compare Contractor Estimates (With an Annotated Example)Line up scope, quantities, allowances, exclusions and warranty terms so you compare the same job, not just the bottom line.
- Questions to Ask Before Hiring a ContractorA practical checklist for the first call, the estimate visit and before you sign, plus links to project-specific questions.
- How to Verify a Contractor's License and InsuranceWhere to look up a license, how to confirm insurance with the insurer, and what each check does and does not tell you.
- Quote comparison worksheetLine up up to three quotes side by side
Budget tools
Repair or replace decision toolOrganize equipment age, repairs, warranty and quotes to see the trade-offs between repairing and replacing.Contractor quote comparison worksheetLine up up to three quotes side by side: price, scope, exclusions, warranty and payment schedule.
Talk to a local roofing pro
Free call. We connect you with a participating roofing pro who serves your area. Calls go to an independent service provider; FixFinch does not perform the work.
Cost figures are national ranges from the sources listed in the cost guide. They are not a quote from FixFinch or any contractor.