How do you price a roof replacement?
Short answer. A roof replacement is priced from the measured roof area in squares plus waste, multiplied out across materials and labor, then adjusted for pitch, layers to remove, decking repairs, flashing, ventilation, access and permits. For a homeowner, the best way to price your own job is to get two or three written estimates built on the same scope and compare them line by line.
The building blocks
- Measurement. The roof is measured by hand or from an aerial report and converted to squares of 100 square feet, adjusted for pitch. See how roofers measure a roof.
- Waste. Extra material for cuts at hips, valleys and rakes, more on complex roofs.
- Materials. Shingles, underlayment, leak barrier, starter, ridge caps, drip edge, pipe boots, flashing and vents.
- Tear-off and disposal. More for multiple layers or heavy materials.
- Decking. Usually priced per sheet once the old roof is off.
- Labor adjustments. Steep pitch, height, difficult access and lots of detail work all slow crews down.
- Permits and overhead. Where permits are required, plus insurance, supervision and warranty costs.
Insurance estimates are priced differently
Carriers usually price claims with estimating software that lists each item with a unit price, such as squares of shingles, linear feet of drip edge and each pipe boot. Comparing a contractor's estimate with the carrier's line items shows what was missed. See Xactimate roof estimates explained.
Comparing quotes fairly
- Make sure each quote includes the same layers and accessories.
- Compare the per-sheet decking price, not just the total.
- Check the product line, not just the brand.
- Compare workmanship warranty length and what it covers.
- Be wary of a price far below the others or a request for a large cash deposit.
Typical North Georgia replacements run roughly $8,000 to $16,000, and the full cost picture is in roof replacement cost in Georgia.