ServiCoverWhere Your Money Goes
Labor is the biggest single cost — roughly 60% of the total, with a floor of about $2 per square foot even on simple jobs. Materials make up most of the rest, followed by disposal, permits and any structural repairs found once the old roof comes off.
| Cost Component | Typical Range | Notes |
|---|---|---|
| Labor | ~60% of total | Rises with steep pitch, height and complexity |
| Materials | ~30-40% of total | Shingles, underlayment, drip edge, vents, flashing |
| Tear-off & disposal | $1,000-$5,000 | Higher for multiple layers or heavy tile |
| Permits | $250-$500 | Required in most municipalities |
| Inspection | ~$200-$235 | Pre-job or post-storm |
| Decking repairs | Priced per sheet | Only visible after tear-off |
Five Factors That Move Your Price Most
- Roof size in squares — every additional 100 sq ft adds material and labor directly.
- Pitch — steep roofs (roughly 8/12 and above) need harnesses, roof jacks and slower work, adding meaningfully to labor.
- Complexity — valleys, dormers, skylights and chimneys each need custom flashing.
- Material — architectural shingles cost somewhat more than 3-tab but last longer and handle wind better; metal can cost two to three times asphalt.
- Local labor market — the same roof can cost significantly more in high-cost metros and right after major storms, when demand spikes.
How to Lower Your Quote Without Cutting Corners
- Get three itemized bids so you can compare line by line, not just the bottom number.
- Book in the off-season — late fall and winter (where weather allows) often bring more scheduling flexibility.
- Ask about manufacturer promotions — certified contractors sometimes pass on seasonal rebates.
- Check homeowners insurance first if storm damage is involved — see our roof insurance claims guide.
Financing Options
Many roofers offer promotional financing through third-party lenders, and home equity loans or HELOCs are common for larger projects. Compare the APR on contractor financing against your other options — "same as cash" promotions can carry deferred interest if the balance isn't paid in full on time.
Frequently Asked Questions
For a 2,000-2,500 sq ft asphalt roof with tear-off in an average-cost area, yes, it falls within the normal range. For a small ranch home, it's worth getting a second opinion.
Usually because of what's included: tear-off, underlayment grade, ventilation upgrades, decking allowances and warranty tier all vary. Itemized bids make these differences visible.