A roof is one of the few home projects where nearly everyone gets multiple bids, and yet the bids often vary by thousands of dollars for what sounds like the same job. Understanding what actually drives roofing cost helps you evaluate those bids instead of just picking the cheapest one and hoping.
Pricing by material
Roofing is priced by the "square" — 100 square feet of roof area — a unit worth knowing since every contractor quote will reference it.
- 3-tab asphalt shingles — $350–$550 per square installed. The budget option, typically rated for 20-25 years, though real-world lifespan varies with climate.
- Architectural (dimensional) shingles — $450–$700 per square installed. Thicker, better wind resistance, longer warranty (30-50 years), and now the standard choice for most reroofs — the price gap over 3-tab has narrowed enough that it's usually worth the upgrade.
- Metal roofing (standing seam) — $900–$1,800 per square installed. Much longer lifespan (40-70 years), better energy performance, but a significantly higher upfront cost that pays back over decades rather than years.
- Tile (clay or concrete) — $1,000–$2,500 per square installed. Common in specific regions and architectural styles; heavy enough that some structures need reinforcement to carry it.
For a typical 2,000 sq ft roof (about 20-22 squares accounting for pitch), that translates to roughly $8,000–$14,000 for architectural shingles, the most common mid-range choice.
What's actually in that per-square price
A roofing quote isn't just shingles. A proper tear-off and reroof includes:
- Tear-off and disposal of the old roofing — often priced separately, $100–$200 per square, and a place where corners occasionally get cut (roofing over an existing layer instead of tearing off, which shortens the new roof's lifespan and can violate code in some areas).
- Underlayment — the water-resistant barrier beneath the shingles. Synthetic underlayment has largely replaced traditional felt and costs a bit more but performs significantly better.
- Ice and water shield — required in cold climates along eaves and valleys, where ice dams are most likely to force water backward under shingles.
- Drip edge and flashing — metal trim along edges, and around any roof penetration (chimneys, vents, skylights). Flashing failures are the single most common cause of roof leaks — not worn-out shingles.
- Ridge vent and ventilation — proper attic ventilation extends roof lifespan by preventing heat and moisture buildup. Often overlooked in budget quotes.
The line item that catches people off guard: decking repair
You cannot know the condition of the roof decking (the plywood or OSB beneath the shingles) until the old roofing comes off. Rotted or delaminated decking has to be replaced before new roofing goes on — skipping this is a serious defect that undermines everything installed on top of it.
Most contractors quote decking replacement as a per-sheet add-on ($75–$150 per sheet installed) rather than baking a guess into the base price, since the actual extent is unknown until tear-off. This is the single most important contingency to budget for on a roof replacement — a reasonable planning number is 10-15% of the base roof cost held in reserve, more if the roof has visible sagging or interior water stains already.
Permits and inspections
Most jurisdictions require a permit for a full reroof, typically $100–$500, and many require a mid-project inspection (checking the underlayment and decking before shingles go on) plus a final inspection. Skipping permits to save money is a real risk — unpermitted roofing work can complicate insurance claims and home sales down the line.
Getting comparable bids
The variation between roofing bids often comes down to what's included, not just the crew's rate. When comparing quotes, check specifically for: tear-off and disposal included, underlayment type specified, ice and water shield included where required by your climate, ventilation addressed, and whether decking repair is quoted as an add-on rate or simply absent from the estimate (a red flag — it means either they haven't accounted for it, or they'll surprise you with it later).
Structuring your own estimate
A roofing estimate breaks cleanly into labor (tear-off, install, cleanup — often priced as one crew rate per square rather than itemized hours, since roofing crews typically work as a unit) and materials (shingles, underlayment, flashing, vents, priced by square or by piece). The decking contingency and permit fee both belong in a miscellaneous section, kept visible rather than buried in a padded material price.
JobPencil's builder supports this structure directly — labor and materials sections, a miscellaneous line for permits and contingencies, and margins you can apply transparently. Build a roofing estimate free, no account required until you save it.