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Larger roofs cost more, but complex shapes with multiple angles, dormers, and valleys increase labor time significantly.
Material accounts for 40-50% of total cost. Asphalt shingles are most affordable, while slate and metal are premium.
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Damaged decking, rafters, or trusses discovered during tear-off
Building codes may require improved attic ventilation
Flashing, cap, or structural chimney repairs
Fall and winter bookings often get better rates when contractors have less demand.
3-5 quotes help you spot outliers and find the best value. Use ProShield to get verified contractors fast.
Combine with gutter replacement, siding, or other exterior work for package discounts.
Qualified roofer assesses your roof condition and measures accurately
Written estimates with material breakdowns, labor costs, and timeline
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For a typical 2,000 sq ft home, expect $12,000-$18,000 for asphalt shingles, $18,000-$35,000 for metal, and $25,000-$50,000 for tile or slate. The actual cost depends on roof pitch, complexity, and local labor rates.
The most affordable option is 3-tab asphalt shingles ($4-6/sqft), scheduling during off-peak seasons, and getting multiple quotes. However, don't sacrifice quality for price - a poorly installed cheap roof costs more long-term.
Get 3-5 quotes and compare the breakdown of materials, labor, and extras. Be suspicious of quotes 30%+ higher or lower than others. Check contractor licenses, insurance, and reviews before deciding.
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Prices include materials, labor, permits, and disposal. Actual costs vary by location, roof complexity, and contractor choice.
Contractor rates vary dramatically by region. Urban areas typically cost 20-40% more than rural areas.
Steep slopes, tall heights, or difficult access increase safety requirements and labor time.
Building permits range from $100-500+ depending on location and project scope.
Removing old roofing materials and disposing properly. More layers = higher cost.
Moving electrical lines or upgrading service panels
Extended project timeline due to permit issues
Upgrade from basic shingles to architectural shingles for better value than premium materials.
Local contractors have lower travel costs and know local codes and suppliers.
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Insurance typically covers storm damage, hail, or sudden damage - not normal wear and tear. If you have covered damage, you'll pay your deductible and insurance covers the rest. Get a professional inspection to document damage.
If you can't pay cash, financing makes sense for urgent replacements. Home equity loans offer the best rates, personal loans are faster, and some contractors offer 0% financing. Compare all options before deciding.
Most residential roof replacements take 1-3 days depending on size and complexity. Weather delays are common. Complex roofs or material shortages can extend the timeline to 1-2 weeks.
