Example: Cost Breakdown for a 3,000 sq. ft. Roof

Let’s say you are replacing the roof on a 3,000-square-foot single-story home with a simple gable roof.

• Roof size: Approximately 30 squares (3,000 sq. ft.)
• Material: Architectural asphalt shingles (mid-range)
• Tear-off: Included
• Decking repairs: Minor (three plywood sheets replaced)
• Location: Suburban area, average labor rates

Estimated costs might look like this:

This example falls within the typical national range of about $11,000 to $30,000 for larger residential roofs.  The price range can vary based on the specific type of shingle chosen, local labor rates, and the complexity of your roof’s structure, which are detailed below.

Roof Size and Design

Obviously, larger roofs require more materials and labor, which increases cost. But the architectural design of the roof also matters. Features like skylights, chimneys, or decorative elements often require additional flashing and precision work, adding both time and expense.

Tear-Off and Decking Repairs

Before new shingles can be installed, contractors typically remove the old roof. New shingle installation over old materials is not advised. A full tear-off is the standard approach as it provides a clean surface for installation and allows contractors to identify and repair any hidden issues.

Once the old shingles are removed, it’s not uncommon to find damaged or rotted roof decking underneath. Replacing these sections (typically with plywood) ensures the new roof has a strong, stable foundation. Although decking repairs add to the total cost, they are essential for the roof’s performance and longevity.

Underlayment, Flashing, and Ventilation

Several critical components of a roofing system are hidden beneath the shingles. These include the underlayment, which provides a moisture barrier; flashing, which seals vulnerable areas such as roof edges, valleys, and vents; and ventilation systems that regulate attic temperature and moisture levels. Investing in quality underlayment, flashing, and proper ventilation helps protect against leaks, mold, and premature roof failure.

Disposal and Cleanup

Old roofing materials, nails, and debris must be removed and disposed of properly. Most contractors include disposal in their estimate, but extensive tear-offs or multiple layers can increase these costs. It is not uncommon on old homes, for instance, to have multiple layers of roofing shingles that need to be torn off.

Permits, Inspections, and Warranties

Many municipalities require building permits for roof replacements, and some projects involve inspections both before and after installation. Warranties, both for materials and workmanship, can also influence the total price. Extended or enhanced warranties often cost more initially but provide valuable long-term protection.

Location and Timing

Geographic location and season can also affect pricing. Labor rates and material costs vary by region. Busy summer months may come with premium pricing, while roofing during slower seasons can sometimes offer better rates. Remote locations may also involve higher transportation costs for materials and crews.