Roofing
What a new roof costs by material, how to tell repair from replacement, how storm and insurance claims actually work, and the contract details that decide whether your roof lasts 25 years. Then get matched free with up to three vetted roofers near you.
A roof is the single biggest weather-facing system on your house and one of the largest checks most homeowners write. It's also the trade with the most storm-chasers: after a hail event, dozens of out-of-state crews appear, sign contracts on the spot, and are gone before the first warranty call.
The good news is that roofing is unusually easy to compare once you know the vocabulary. Roofs are priced per square (100 square feet). Materials are standardized. Warranties are published by the manufacturer. If two bids differ, you can usually point at exactly which line does it.
This page covers materials and lifespans, what replacement costs nationally, how to know whether you need repair or replacement, how insurance claims work after hail and wind, and the contract terms to insist on. Local pricing varies with labor, permit rules and storm season — jump to your city for that.
The work
01
A proper inspection includes walking or droning the roof, photographing damage, checking flashing at chimneys, walls and valleys, inspecting the attic for daylight and moisture staining, and measuring the roof in squares. You should get photos, not just a number. Most reputable roofers inspect for free; independent inspections run a few hundred dollars.
02
Tear off the old roofing to the deck, replace any rotted sheathing, install ice-and-water shield in valleys and at eaves where code requires it, underlayment, drip edge, new flashing, the field material, ridge vent and ridge cap. A layover — new shingles installed over old — costs less, adds weight, hides deck problems and generally shortens the life of the new roof.
03
Replacing blown-off shingles, resealing or replacing flashing, fixing pipe boots (a very common leak source), patching a small area of storm damage, and rebedding tile. Repair is the right call when the roof is under about 15 years old, the damage is localized and the deck is sound.
04
Hail bruises the mat of an asphalt shingle even when the roof looks intact from the ground; wind lifts and creases tabs. Both shorten roof life and both are typically insurable events. Document the date, photograph everything, and get an inspection before you sign anything with anyone who knocked on your door.
05
Most leaks are flashing failures, not field failures. Chimney counter-flashing, step flashing at walls, valley metal and pipe boots deserve line items in the quote. Balanced intake and exhaust ventilation — soffit plus ridge — keeps the deck dry and is part of most manufacturer warranties. Gutters and fascia are often replaced during a reroof for good reason.
06
Tile, slate, standing-seam metal, cedar shake and low-slope membrane roofs all require different crews and different specialties. A shingle roofer is not automatically a tile roofer — ask specifically what they install most weeks.
Plan the budget
Ranges are national planning numbers for a typical 1,700 to 2,200 square foot roof (17 to 22 squares) on a standard-pitch home. Steep pitch, multiple stories, complex hips and valleys, and hard access all add cost. Check your city page for local pricing and permit rules.
| Scope | Planning range | What changes it |
|---|---|---|
| Asphalt 3-tab shingles (per square) | $350 – $550 | Shortest life, least common today |
| Architectural shingles (per square) | $450 – $750 | The mainstream choice |
| Full replacement, architectural, average home | $9,000 – $18,000 | Tear-off, underlayment, flashing, vent |
| Standing-seam metal roof | $18,000 – $45,000 | 40–70 year service life |
| Concrete or clay tile | $20,000 – $50,000 | Requires structural capacity |
| Cedar shake | $18,000 – $40,000 | Maintenance-heavy; fire codes vary |
| Slate | $35,000 – $90,000+ | Century lifespan, specialist crews |
| Low-slope TPO / EPDM membrane | $8,000 – $20,000 | Flat and porch roofs |
| Minor repair (shingles, boot, small leak) | $350 – $1,500 | Most common service call |
| Sheathing replacement (per 4x8 sheet) | $70 – $150 | Unknown until tear-off |
| Ridge vent installed | $500 – $1,600 | Pair with soffit intake |
| Gutters, per linear foot | $6 – $18 | Seamless aluminum; guards extra |
Squares: total roof area, which is always larger than your floor plan — that's why pitch matters.
Pitch and stories: steep roofs need staging and harnesses and slow the crew down substantially.
Complexity: hips, valleys, dormers, skylights and chimneys all add cut waste, flashing and labor.
Layers to tear off: two or three existing layers means more labor and higher dump fees.
Hidden deck rot: budget a contingency, and get the per-sheet price agreed before work starts.
Code upgrades: ice-and-water shield, drip edge, and ventilation requirements vary by jurisdiction.
Material tier and warranty: an upgraded system warranty typically requires a certified installer and specific components.
Season and storm demand: pricing and lead times spike in the months after a major hail event.
Know the signs
An asphalt roof typically lasts 20 to 30 years; metal, tile and slate go far longer. Age plus any two of these usually means it's time for a real inspection.
Granules collecting in the gutters or at downspout outlets.
Curling, cupping or cracked shingles, especially on sun-facing slopes.
Missing or creased shingles after a windstorm.
Dark bruises or dents in shingles after hail — often only visible up close.
Water stains on ceilings or in the attic, particularly near chimneys, vents and valleys.
Daylight visible through the roof deck from inside the attic.
A sagging ridge line or visible dip in a roof plane.
Rusted, lifted or tar-patched flashing around the chimney or walls.
Damaged pipe boots — cracked rubber collars are one of the most common leak sources.
Moss or heavy algae growth holding moisture against the shingles.
No pressure
You don't need to diagnose the job before you ask for help. Tell Henry what you see and compare up to three local roofers.
Get matched with a proHire with confidence
Roofing is the trade where a bad contract costs you most. Take the extra day, especially after a storm — legitimate local roofers will still be there tomorrow.
Hire local and established. Ask how long they've had the same address and phone number in your metro.
Verify state or local licensing where required, plus general liability and workers' comp certificates — call the carrier to confirm they're active.
Get three itemized quotes: squares, tear-off layers, underlayment type, ice-and-water coverage, flashing, ventilation, disposal and permit.
Ask what happens if rotted decking is found, and lock in a per-sheet price before work begins.
Understand the two warranties: the manufacturer's material warranty and the contractor's workmanship warranty. Get both in writing with durations.
Ask whether they're a manufacturer-certified installer, which is usually required for an enhanced system warranty.
Confirm who pulls the permit and that a final inspection is included.
Ask about crew supervision, daily cleanup, magnet sweeps for nails, and landscaping protection.
Never pay in full up front. A deposit plus payment on substantial completion is standard.
On an insurance job, get the full scope in writing and never let a contractor offer to 'cover your deductible' — that's insurance fraud in most states.
A door knock after a storm with a contract to sign today and an out-of-state phone number.
An offer to waive or absorb your insurance deductible.
Quotes that don't state the number of squares or the tear-off scope.
Pressure to sign an 'authorization to inspect' that is actually a contingency contract binding you to the company.
Large cash deposits, or a demand for full payment before the final inspection.
Layover proposals on a roof that already has two layers, or with visible deck damage.
Questions homeowners ask
For a typical single-family home with architectural asphalt shingles, full replacement generally runs about $9,000 to $18,000 nationally, or roughly $450 to $750 per square installed. Metal, tile and slate run substantially higher, and steep or complex roofs add cost on any material.
Architectural asphalt shingles typically last 20 to 30 years, 3-tab closer to 15 to 20, standing-seam metal 40 to 70, concrete and clay tile 50 or more, and slate can pass a century. Ventilation, installation quality and climate all move those numbers.
Repair when the roof is well within its expected life, the damage is localized, and the deck is sound. Replace when the roof is near end of life, damage spans multiple slopes, granule loss is widespread, or you're facing repeated repairs. A useful test: if repairs would cost more than about 30 percent of a replacement, replace.
Insurance typically covers sudden damage from a covered peril such as hail or wind, not wear and age. Many policies now pay actual cash value on older roofs — depreciated, not full replacement cost. Read your policy's roof endorsement and deductible, document the storm date, and file promptly.
Most asphalt shingle roofs on an average home are torn off and reinstalled in one to three days with a full crew. Tile, metal, slate and complex roofs take a week or more, and weather delays are normal.
Codes commonly allow up to two total layers, but a layover hides deck damage, traps heat, adds weight and often voids part of the manufacturer's warranty. Tear-off costs more up front and is the better long-term choice in nearly every case.
The manufacturer warranty covers defects in the shingles themselves and is often prorated. The contractor's workmanship warranty covers installation — which is what actually causes most leaks. Ask for the workmanship term in writing; five to ten years is a strong offer.
In most jurisdictions, yes, and many require a final inspection. The contractor should pull it under their license. An unpermitted roof can complicate a home sale or an insurance claim later.
Late spring through early fall in most climates, since shingles need warmth to seal properly. Winter installation is possible with hand-sealing but requires an experienced crew. Off-peak scheduling can save money if you can wait.
Look for random dark bruises that feel soft when pressed, granule loss exposing the mat, and dents on soft metal like gutters, downspouts, vents and AC fins. Metal dents are the easiest ground-level confirmation that a storm was strong enough to affect your shingles.
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Local market guides
Each city page covers local labor pricing, weather, permits, licensing, neighborhoods and the contractors Henry can match in that market.
Tell Henry what you need. We’ll send your project to no more than three vetted local pros — and you decide whether any of them earns your business.
Sources: Angi — roofing cost data · HomeAdvisor — true cost guides · Insurance Information Institute — homeowners claims · International Code Council — residential roofing code
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