Roof replacement
Full tear-off and a new GAF shingle roof, with the decking, flashing and ventilation fixed while the roof is open.
Typical price
$11,800 to $24,500
Time on site
1 to 3 days
What’s included
Every replacement starts with a tear-off down to the boards. We replace soft decking at $95 a sheet and send you a photo of each sheet before the new one goes on. Then we put back drip edge, ice and water shield six feet up from the eaves, synthetic underlayment, starter strip, GAF Timberline HDZ shingles and a ridge vent.
Chimney and wall flashing gets replaced, not reused. Pipe boots and vents are new. If the attic is short on intake ventilation, the written price says so and what it costs to fix.
What changes the price
Size and pitch matter most. A 1.5-story bungalow with 22 squares and a 7/12 roof lands around $13,900. A steep 12/12 Tudor or a house with two old layers costs more per square, because the crew moves slower and hauls more weight. Skylights add $650 to $1,100 each if you replace them while the roof is open.
Shingle choices
Most of our roofs are GAF Timberline HDZ. Class 4 impact-resistant shingles (GAF Timberline AS II) add $70 to $95 a square and hold up better to hail. Some insurers discount the premium for a Class 4 roof, so ask yours before you choose.
