Roof Replacement Cost Guide

Clear, honest pricing guidance to help you plan your investment

$8,000 – $25,000+

Most roof replacement projects fall within this range depending on size, materials, and overall complexity

Roof Replacement Cost by Material Type

Pricing ranges for complete tear-off and replacement on a typical 2,000 sq ft Peninsula home

Economy Shingle System

$8,000 – $11,000

Basic 3-tab asphalt shingles with standard underlayment. Best for budget-conscious homeowners or rental properties.

  • Material: 3-tab asphalt shingles
  • Lifespan: 15-20 years
  • Warranty: 20-25 years limited
  • Best For: Budget projects, rentals

Architectural Shingles

$10,000 – $15,000

Dimensional shingles with superior durability and appearance. The most popular choice for Peninsula homeowners.

  • Material: Architectural/dimensional shingles
  • Lifespan: 25-30+ years
  • Warranty: 30 years to lifetime limited
  • Best For: Most residential homes

Premium Designer Shingles

$14,000 – $20,000

High-end designer shingles with enhanced impact resistance and superior aesthetics.

  • Material: Premium designer shingles
  • Lifespan: 30-50 years
  • Warranty: Lifetime limited with enhanced coverage
  • Best For: Luxury homes, storm-prone areas

Metal Roofing System

$18,000 – $30,000+

Standing seam or metal panel systems. Maximum longevity and energy efficiency for coastal environments.

  • Material: Standing seam metal or panels
  • Lifespan: 40-70 years
  • Warranty: 30-50 years material warranty
  • Best For: Long-term investment, coastal areas

Important: These are typical ranges for a standard 2,000 sq ft home with moderate complexity. Your actual cost may be higher or lower based on specific factors including roof size, pitch, layers to remove, decking condition, and local permit costs. All prices include complete tear-off, new underlayment, flashing, ventilation, and installation.

What Affects Your Roof Replacement Cost?

Understanding the key factors that determine your final price

Roof Size (Square Footage)

Roofing contractors measure in "squares" (100 sq ft). A typical 2,000 sq ft home has about 20-25 squares of roof surface once you account for pitch and overhangs.

High Impact on Cost

Roof Pitch & Complexity

Steeper roofs require more safety equipment and take longer to install. Complex roofs with multiple valleys, dormers, or skylights increase labor time significantly.

High Impact on Cost

Layers to Remove

Tearing off one layer costs less than removing two or three layers. More layers mean more disposal fees and labor hours. Some older Peninsula homes have multiple layers that must all come off.

Medium Impact on Cost

Decking Repairs

Once old shingles are removed, damaged plywood or OSB decking must be replaced. Most quotes include an allowance for 5-10 sheets. Extensive rot can add $500-$2,000+.

Medium-High Impact

Material Choice

3-tab shingles are cheapest. Architectural shingles cost 15-25% more. Premium designer shingles add 40-70% more. Metal roofing can double or triple the material cost compared to basic shingles.

High Impact on Cost

Ventilation & Upgrades

Adding or improving ridge vents, soffit vents, or attic ventilation is often needed and recommended. Better ventilation extends shingle life and improves energy efficiency.

Medium Impact on Cost

Home Accessibility

Hard-to-access roofs (tight spaces, gated communities, multi-story homes) require more time and equipment. Steep driveways or properties without easy material access can add 5-10% to labor costs.

Low-Medium Impact

Permits & Local Codes

Most Peninsula localities require permits ($50-$200+). Some areas have specific code requirements for wind resistance or fire ratings. Permit fees and inspection costs are typically included in your quote.

Low Impact on Cost

How to Lower Your Roof Replacement Cost

Smart ways to save money without cutting corners on quality

1

Get Multiple Quotes

Compare at least 3 detailed quotes from licensed contractors. Pricing can vary 15-25% between reputable companies. Make sure quotes include the same scope of work for accurate comparison.

2

Choose Off-Peak Timing

Late fall or winter is often slower for roofers. Some offer 5-10% discounts during off-peak months (November-February). Just ensure weather allows for proper installation.

3

Select Mid-Range Materials

Architectural shingles offer excellent value—better than 3-tab but not premium-priced. You get a 25-30 year lifespan at a reasonable cost. Avoid going too cheap; it rarely saves long-term.

4

Do Your Own Prep Work

Clear landscaping, move patio furniture, and ensure easy driveway access yourself. Some contractors charge for this. Removing old satellite dishes or antennas yourself can also save $100-200.

5

Neighborhood Group Discount

If multiple neighbors need roofs, ask contractors about multi-home discounts. Crews save on mobilization costs and may pass 5-10% savings to you.

6

Finance Strategically

If paying cash is tough, use low-interest financing instead of delaying. A leaking roof causes more damage daily. Some contractors offer 0% financing promotions for qualified buyers.

⚠️ Don't Cut These Corners

  • Never skip tear-off – Overlays void warranties and hide problems
  • Don't use unlicensed crews – You lose legal recourse and warranty protection
  • Avoid rock-bottom pricing – Often means inferior materials or rushed work
  • Don't skip permits – Can cause issues when selling or with insurance claims
  • Never pay 100% upfront – Reputable contractors require deposits, not full payment

How to Lower Your Roof Replacement Cost

Smart ways to save money without cutting corners on quality

1

Get Multiple Quotes

Compare at least 3 detailed quotes from licensed contractors. Pricing can vary 15-25% between reputable companies. Make sure quotes include the same scope of work for accurate comparison.

2

Choose Off-Peak Timing

Late fall or winter is often slower for roofers. Some offer 5-10% discounts during off-peak months (November-February). Just ensure weather allows for proper installation.

3

Select Mid-Range Materials

Architectural shingles offer excellent value—better than 3-tab but not premium-priced. You get a 25-30 year lifespan at a reasonable cost. Avoid going too cheap; it rarely saves long-term.

4

Do Your Own Prep Work

Clear landscaping, move patio furniture, and ensure easy driveway access yourself. Some contractors charge for this. Removing old satellite dishes or antennas yourself can also save $100-200.

5

Neighborhood Group Discount

If multiple neighbors need roofs, ask contractors about multi-home discounts. Crews save on mobilization costs and may pass 5-10% savings to you.

6

Finance Strategically

If paying cash is tough, use low-interest financing instead of delaying. A leaking roof causes more damage daily. Some contractors offer 0% financing promotions for qualified buyers.

⚠️ Don't Cut These Corners

  • Never skip tear-off – Overlays void warranties and hide problems
  • Don't use unlicensed crews – You lose legal recourse and warranty protection
  • Avoid rock-bottom pricing – Often means inferior materials or rushed work
  • Don't skip permits – Can cause issues when selling or with insurance claims
  • Never pay 100% upfront – Reputable contractors require deposits, not full payment

Ready to Replace Your Roof?

Schedule your free inspection and get a clear, honest quote from vetted Hampton Roads crews.
 
Schedule Free Inspection Call Us: 757-540-3788