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Squares, pitch, tear-off and material → budget line items, trades, duration and roofing inspection points.
Budget range
$16,328
| Category | Low | High |
|---|---|---|
| Tear-off & disposal | $1,683 | $2,094 |
| Roofing system (underlayment + cover) | $11,532 | $14,350 |
| Decking repair / replace | $89 | $111 |
| Ridge vent & pipe boots | $554 | $690 |
| Gutters & downspouts | $2,218 | $2,760 |
| Permits & inspection | $252 | $314 |
| Item | Quantity |
|---|---|
| Roofing squares | 22.0 squares |
| Cover material | architectural shingle |
| Synthetic underlayment | 25 squares |
| Ice & water (eaves/valleys) | Per local code — specify lf in quote |
| Drip edge & flashing | Color-matched — list in contract |
Likely hidden costs
Budget $16,328 – $20,319 · 3–7 weeks
A full roof replacement usually costs roughly $400–$650 per square (100 sq ft of roof surface) for architectural shingles installed, before steep pitch, two-story access, or rotten decking repairs. Enter your square count, pitch factor, tear-off layers, and material to see a line-item budget range, trade sequence, and contractor questions — then compare three quotes on the same square count and warranty terms.
Squares, pitch, tear-off and material → budget line items, trades, duration and roofing inspection points.
You enter roof squares (100 sq ft of roof surface), pitch factor, stories, tear-off depth, material tier, and optional gutters. The engine applies national installed benchmarks per square, multiplies for pitch and height access, adds decking-repair allowance and permits, then rolls up low/high totals with trade sequence and inspection points — same structure as bath/kitchen planners, tuned for roofing.
1-story, single-layer tear-off, mid tier, 10% decking allowance, gutters included.
Planning range often lands near mid-five figures installed — compare bids on the same square count, not lump sum only. Ask for decking $/sheet if soft spots found.
2-story, standing seam, full tear-off, no overlay.
Metal runs well above shingle per square; duration similar but lead times longer. Verify snow guards, trim color, and workmanship warranty years.
Overlay allowed locally, no gutter replace, 0% decking in plan.
Lower tear-off line but hidden decking risk remains. Many insurers and buyers prefer full tear-off — confirm resale and warranty implications.
Wind and ice-dam markets (coastal Northeast, Florida, parts of Midwest) add underlayment and fastening patterns that raise labor 15–30% versus national medians. High-cost metros add another 20–35% on labor-heavy tear-off. Use your location slider and cross-check `/home/cost/roof-replacement` localized data when published.
Per-square installed bands align with RSMeans residential roofing medians and NRCA consumer guidance (2024–2026 vintages). Pitch and story multipliers are planning shortcuts — field measure wins.
Counterpart bridge
This page interprets quotes and budgets from the buyer’s chair. The matching pro tool uses the same scope logic to build a defensible price.
Open Job Pricing CalculatorFor trade owners
Homeowners see national ranges on this page. If you are building the estimate, use the same scope assumptions — then price to burdened labor, overhead recovery and a real margin.
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