How Much Does Roofing Cost In Your Area?

Most asphalt shingle replacements on a single-family home wrap up in 1 to 3 days, weather permitting. Metal and tile roofs typically run 3 to 7 days because of heavier materials and added flashing work. Tear-off, deck repairs, and steep pitches add time. A reputable contractor should give you a written start and finish date in the contract, plus a rain delay clause.

If your roof is under 15 years old and the damage is limited to one slope or under 30% of the surface, repair is usually the better call at $400 to $1,800. Full replacement makes more sense once shingles are curling across multiple slopes, granules are filling your gutters, or the deck is sagging. A contractor inspection takes about 45 minutes and most pros in our network do it free.

Insurance typically covers sudden damage from hail, wind, or fallen trees, but not gradual wear and tear. After a major storm, file the claim within 12 months and request an adjuster inspection alongside your contractor. Your deductible usually runs $1,000 to $5,000 and the carrier pays the rest minus depreciation. If your roof is over 20 years old, expect the insurer to push back hard or only pay actual cash value.

Architectural asphalt shingles are the default choice nationwide because they handle most climates well and cost the least per square foot. Metal performs best in heavy snow, hurricane zones, and wildfire regions. Concrete or clay tile suits hot, dry states like Arizona, Florida, and California. Slate and synthetic slate are premium options for homes valued over $750,000 where matching the original look matters.

A roof-over saves $1,000 to $3,000 by skipping tear-off, but most building codes only allow it once and only with asphalt shingles. The downsides are real: you cannot inspect the deck for rot, the new shingles wear faster from trapped heat, and the extra weight stresses your trusses. Tear-off is the standard recommendation for any roof you plan to keep more than 10 years.

Late winter and early spring, roughly January through March, are the slowest months for most roofers and prices can run 8% to 15% below peak. Summer and early fall are peak demand because of school schedules and storm season, so contractors are booked 4 to 8 weeks out. If you can wait, getting quotes in February for an April install often gets you the best crews at the best price.

Ask for their state license number, proof of general liability insurance with at least $1 million coverage, and proof of workers comp. Request 3 local references from jobs completed in the last 12 months. Get the warranty terms in writing, separating the manufacturer material warranty from the contractor workmanship warranty. Confirm whether they pull the permit and who handles disposal of the old shingles.