Roof replacement cost dataset

Your house is not your roof: the five steps

Three of the five questions people actually type give the square footage of the house and ask the price of the roof. The two are never the same number, and the gap is not a fudge factor: it is division by the storey count, the corona the eave overhang adds all round, and the pitch multiplier, which is the plain geometry of a triangle, the square root of one plus the rise over twelve squared. National figures, all other answers left at their defaults.

The same 2,000 square feet of house is $14,547 on one storey and $9,059 on two, because the footprint halves and so does the roof: 2,446 square feet against 1,268. The overhang works the same way in miniature: with no overhang at all the default house models at $13,563 over 2,236 square feet, and with a 24-inch overhang at $15,572 over 2,665. None of that is visible on a floor plan, which is why a price per square foot of house is not a comparable number.

Below 300 square feet of house this model returns zero and no line items at all. It is a deliberate guard: the fixed costs of a re-roof, a truck trip and a chimney and a set of anchors, add up to a believable figure on a roof of four square feet, and a credible number over an absurd input is worse than no number.

What the pitch changes

Two separate effects, kept separate on purpose. The multiplier is geometry and it changes the area. The labour factor is a modelled assumption about productivity: from 6:12 upwards a roofer stops walking the roof and starts working from jacks and planks, and that costs time on an area that has already been counted.

What the roof shape buys, in feet

The shape is not an adjective and it is not one number. It decides five measurable lengths at once, on an identical area. The two that matter most are the cap run and the ridge you can vent: cap folds over every hip as well as along the ridge, while a ridge vent can only go into the horizontal ridge, which on a hipped roof is short. Holding those two as a single figure is what makes the same run of cap get charged twice.

Read the hipped row against the gable one. The area is identical, but the eave grows from 117 feet to 163, the cap run more than doubles from 58 to 127, the ridge that can actually be vented collapses from 58 feet to 21, and 42 feet of valley appear where there were none. That is why a hipped roof buys so much more cap and so much less ridge vent than a plain gable of the same size.

What the covering changes

The covering moves two things at once, and only one of them is the bundle price. Asphalt of every grade installs at the same rate, so the labour line does not change across the first three rows; metal does not, and standing seam is the slowest line on the page. Material carries no regional adjustment anywhere in this model, because these are nationally distributed manufactured goods. Hours do.

Stripping against overlaying, on the default house and everything else held equal: $14,547 with one layer taken off, over 23 line items, against $11,263 laid over the top, over 16. The lines that disappear are the tear-off hours, the tipping fee, the truck, the deck sheathing and its carpentry, the deck re-nail, the underlayment and the ice membrane. One appears that does not exist on a stripped roof: taking the old cap off, raising the vents to the new plane and changing to a longer nail.

Line items

Conditional lines appear only when the corresponding answer makes them real, and several of them go to zero on an overlay rather than being charged quietly anyway. Labour lines carry the trade whose published wage pays for them, and the landfill tipping fee carries none, because it is a gate charge rather than anybody’s time.

The reasoning behind each figure

Written out so a roofing contractor can point at the exact assumption that is wrong. An hours-per-square rate with no reasoning behind it cannot be corrected, and the hours on this page were corrected once already after they failed exactly that test.

Roofer: strip the old covering, pull the nails, sweep the deck

• Priced per square of roof per layer removed, because a roof with two layers is stripped twice. This is the line that a roof-over avoids entirely.
• Around forty minutes of a roofer per square-layer: shovelling the courses off, pulling or setting the nails that stay behind, and getting the deck clean enough to see what is under it. A crew of four strips a plain twenty-five-square ranch in a morning — sixteen roofer-hours, four hours each — and that is where this rate comes from.
• The wage is official BLS data adjusted to your metropolitan area. The hours are our estimate: BLS publishes wages, not productivity.

Landfill tipping fee for the stripped roofingestimated, ±60%

• A square of asphalt shingles weighs roughly 230 to 260 pounds, so a square-layer is about an eighth of a ton at the gate.
• The band is the spread of tipping fees per ton across the country applied to that eighth of a ton: a rural southern gate rate is the bottom, a coastal metropolitan one is the top. Some counties charge a flat construction-debris rate instead of weighing.
• This is the one line on this page where geography moves the number and the model does not. The regional index adjusts HOURS, because hours are what the BLS publishes by area, and a tipping fee is a gate charge rather than somebody’s time. So it is left unadjusted, the band is wide enough to contain both ends of the country, and you should read the top of it in an expensive metro and the bottom outside one.
• Where a shingle recycler will take the load, the bottom of this band is what you pay. Where the only option is a lined landfill, the top.

Dump truck and driver: load out and haul the tear-off

• FEMA cost code 8720, a Freightliner M2 class dump truck. The FEMA rate explicitly excludes the operator, so the driver hours are added separately from BLS wage data rather than hidden inside the machine rate.
• Three hours for the round trip of a single load — load out, drive, tip, return — plus a few minutes per square for the handling. About 19 square-layers of stripped shingles fill one load, and that is the VOLUME limit: loose shingle rubble runs a little over four hundred pounds to the cubic yard, so the box fills long before the axles complain.
• A part load of less than half is absorbed into a trip that is already being made; half a load or more pays for a whole extra trip. That is why a three-layer tear-off adds trips faster than it adds squares.
• A roll-off dumpster left on the driveway is the common alternative and lands in the same band. It is priced this way because the FEMA schedule is a published federal rate with a URL and a date, and dumpster hire is not.

Roofer: strip the old cap, raise the vents and prepare the overlay

• An overlay is not «lay the new roof straight on top». Two hours of setup plus about seven minutes per square: the old hip and ridge cap has to come off so the new cap beds flat, every pipe boot and vent has to be lifted or replaced to sit on the new plane, and the crew changes to a longer nail so it still reaches the deck through two layers of shingle.
• This line exists because the previous version of this model made a roof-over free of every one of those hours, which flattered the cheapest option by about the price of a day. It appears only when nothing is stripped.
• The wage is official BLS data adjusted to your metropolitan area. The hours are our estimate.

Replacement roof sheathing, 4×8 sheets and fastenersestimated, ±43%

• One 4-by-8 sheet covers 32 square feet, so the count is the plan area of the roof times the share of deck being replaced.
• The band runs from commodity seven-sixteenths OSB at the bottom, through half-inch CDX plywood in the middle, to five-eighths plywood at the top — which is what a wider rafter spacing or matching the thickness on an older house needs. Softwood panel prices swing further year to year than almost anything else on this page.
• Rot is found after the old covering comes off, not before, which is why every honest roofing quote carries a per-sheet unit price rather than a number. Ten per cent is a common allowance; a roof that has leaked at a valley for years can be far more.
• Nothing here applies to a roof-over: with the old covering still down, nobody is replacing deck.

Carpenter: cut out and re-sheathe the damaged deck

• A bit over half an hour a sheet: cut back to the centre of a rafter, block the edge where the old sheet did not break on one, lift the new sheet up the slope and nail it off.
• Scattered single sheets across a roof take longer per sheet than one continuous patch, and this rate assumes the scattered case, which is the one that actually happens. The wage is official; the hours are our estimate.

Roofer: re-nail the existing deck to the current fastening schedule

• Once the covering is off, many jurisdictions require the existing sheathing to be re-nailed to the fastening pattern in force today before anything goes back over it, and high-wind provisions push the same thing along the coast. About thirteen minutes a square, plus a box of ring-shank nails carried in the consumables line.
• It shows up as its own line on a real invoice in the parts of the country that require it, and it appeared nowhere in this model until the deck was audited. Whether your jurisdiction requires it is a question for your building department, not for this page.
• It exists only where the covering is stripped: on an overlay the deck is still under the old shingles and nobody is nailing anything to it.

Synthetic underlaymentestimated, ±41%

• The layer between the deck and the covering. Synthetic has almost entirely replaced felt on new work: it is lighter, it does not tear when someone walks on it wet, and it survives being left exposed for days if the weather turns mid-job.
• The band is a basic ten-square roll at the bottom and a heavy high-traction one at the top. Priced per MEASURED square of roof with the lap allowance already inside the band, because a roll sold as ten squares does not cover ten squares of roof once every course laps the one below it.
• Both ends of the band are nationally distributed goods and carry no regional adjustment.
• A roof-over gets none of this. Underlayment goes on the deck, and on an overlay the deck is still under the old covering: the new shingles are laid straight onto it. That is one of the things the lower price of a roof-over is buying you out of.

Self-adhered ice-and-water membrane at eaves and valleysestimated, ±33%

• A rubberised sheet that sticks to the deck and seals around the nails driven through it. It is what stops water that has backed up under an ice dam, or been driven up the slope by wind, from reaching the deck.
• Priced per linear foot of a three-foot-wide course, which is one roll width. A 36-inch by 66-foot roll covers two hundred square feet, and the band is what that roll costs spread over its run, from a smooth-surface membrane at the bottom to a granulated high-temperature one at the top.
• The quantity is the eave run PLUS the valley run, because valleys get it too. Counting only the eave, as this model did before it was audited, left thirty to fifty feet of membrane off a roof with a valley or two — which is the default roof on this page.
• In cold-winter counties the local code often requires the course to reach a set distance inside the exterior wall line, which can mean two courses at the eave instead of one. That is a local requirement and this line prices one course.
• Like underlayment, it sticks to the deck, so a roof-over cannot have it. On a house that gets ice dams, that is the argument against overlaying.

Drip edge along eaves and rakesestimated, ±43%

• A folded metal edge that carries water off the deck and into the gutter instead of behind it, where it rots the fascia. It runs the whole perimeter, eaves and rakes both.
• The band separates thin aluminium in a stock colour from heavier gauge or a colour match. Steel is at the top and lasts longer on the eave, where it is wet most.

Starter strip along the eavesestimated, ±39%

• A purpose-made strip with the sealant bead placed to grip the bottom edge of the first course. People assume it is an offcut of the field shingle, and using offcuts is a common way a cheap roof lifts at the eave in its first winter.
• It runs the eave only, and it is cheap: a bundle covers about a hundred feet. It is split out from the cap line because the two products differ in price by roughly five times, and pricing them together charged every foot of eave at cap money.

Hip and ridge cap shinglesestimated, ±34%

• Pre-formed cap that folds over every hip and runs the length of the ridge. Quantity is the whole cap run — the ridge plus every hip — which on the hipped default of this page is more than twice what the same house would need as a plain gable, and is why a cut-up roof buys so much more cap than a simple one of the same area.
• The band tracks the covering: cap made for a premium laminate costs several times cap made for a 3-tab, and matching it to the field shingle is what keeps the two edges that see the most wind from being the weak point.
• This is the ONLY line on this page that prices cap. Where a ridge vent is fitted, the vent line prices the vent alone and the cap that goes over it is counted here, once.

Step and wall flashing, valley metal, pipe boots and sealantestimated, ±52%

• Every place the roof plane stops — a wall, a valley, a vent pipe, a bath fan — is where roofs leak, and every one of them needs a piece of metal or rubber shaped to it.
• Priced per square of roof rather than per item, because the count of penetrations tracks the size of the house closely enough and nobody knows it before they are up there.
• Reusing old flashing is the single commonest corner cut on a re-roof. It saves the price of this line and is why some roofs leak within two winters at a wall that never leaked before.

Nails, cements, sealants and site consumablesestimated, ±50%

• Coil nails at four to six per shingle, the box of ring-shank for the deck re-nail, roofing cement, tube sealant, tarps, blades and the ground protection that goes down before anything comes off the roof.
• Small per square and never zero. It is listed rather than buried because a line called "materials" with no detail is how a quote hides its margin.

Delivery and rooftop loading of the materialestimated, ±57%

• Every supply-house invoice on a re-roof carries a delivery charge, and on all but the smallest jobs it carries a boom or a conveyor to put the bundles on the roof instead of walking them up a ladder. The bottom of the band is a tailgate drop on the driveway; the top is a boom truck placing loaded pallets on a two-storey roof with a bad approach.
• Booked as equipment rather than as labour because what is being bought is the truck and its boom for a slot, not somebody’s hours. Like the tipping fee it is a local service, and like the tipping fee this model does not adjust it by region.
• It appeared nowhere in the previous version of this dataset, and it is one of the first lines a homeowner sees on a real roofer’s breakdown.

3-tab asphalt shinglesestimated, ±25%

• The cheapest covering on this page and the honest answer to "what is the cheapest option for a new roof": a 3-tab roof over an existing single layer, on a simple gable.
• What the lower price buys is fewer years of service life and less wind resistance than a laminate. It is a real trade-off, not a worse product for no reason, and it can be the right call on a house that is being sold or on an outbuilding.
• Colour is not only a look. The EPA states that a cool roof absorbs and transfers less heat from the sun to the building compared with a more conventional roof, and that a high solar reflectance is the most important characteristic; reflective versions of asphalt shingles exist and sit at the top of this band.
• Nationally distributed manufactured goods: this line carries no regional adjustment. Only the hours below do.

Architectural (laminated) asphalt shinglesestimated, ±29%

• The default on this page because it is the default in the market: the large majority of American re-roofs are laminated asphalt.
• The band starts at builder-grade laminate over the counter at a supply house and runs to a heavier one rated for higher wind. Both install at the same speed, which is why the labour line does not change between them.
• The EPA states that a cool roof absorbs and transfers less heat from the sun to the building compared with a more conventional roof, and that a high solar reflectance is the most important characteristic. Reflective laminates are real products and they are priced at the top of this band.

Premium or designer asphalt shinglesestimated, ±30%

• Thicker multi-layer laminates cut to read as slate or wood shake from the street. The trade calls them designer shingles and installs them much like any other laminate.
• The whole of the extra cost is in the bundle, not in the day. That is worth knowing before paying a labour premium for them.
• Reflective finishes are made across this grade too, and the EPA states that a cool roof absorbs and transfers less heat from the sun to the building compared with a more conventional roof.

Exposed-fastener metal panels, trims and washered screwsestimated, ±32%

• Ribbed panels screwed through the face with a neoprene washer under each head. The cheapest route into a metal roof, and the reason it is cheap is that the fasteners are visible and doing the sealing.
• The band runs from thin galvanised in a stock colour to heavier gauge with a coated finish. Trims, closures and screws are included: on a metal roof they are a real share of the material, not an afterthought.
• Coated finishes are where the EPA point bites hardest — a high solar reflectance is, in the EPA’s words, the most important characteristic of a cool roof — and those coated products sit at the top of this band.
• Those washers are a maintenance item. They harden and back out over one to two decades and get re-driven, which is a running cost this installation figure does not carry.

Standing-seam metal panels, clips and trimsestimated, ±41%

• Panels held by concealed clips, with the seams folded over on site. Nothing penetrates the weather surface, which is most of why it lasts and most of why it costs.
• The band runs from a snap-lock aluminium system at the bottom to mechanically seamed steel in a coated finish at the top, with the panels roll-formed on site to the run length of the slope. The top of that band is eleven and a half dollars a square foot of roof in material alone, which is where a seamed steel roof in a coated finish is quoted before a single hour of labour.
• The EPA states that a cool roof absorbs and transfers less heat from the sun to the building compared with a more conventional roof, and the coated finishes used on these panels are the products that carry published reflectance figures.
• This is the most expensive line on the page by a wide margin, and it is paired with the slowest labour line below. A standing-seam roof is roughly two to three times an architectural asphalt one on the same house.

Roofer: lay underlayment, shingles, valleys and cap

• One and seven tenths of a roofer-hour per square, before the roof is adjusted for pitch and cut-up. On these numbers the covering on a plain twenty-five-square 6:12 gable is about forty-five roofer-hours, which is a four-man crew a bit over a day; the whole job on that roof — strip, deck, lay, detail, stage, haul and sweep — runs to about ninety-six man-hours across the trades, or two and a half days for that crew. That is what a re-roof of that size actually takes, and the previous version of this line said two and a third hours a square, which put the same roof at three days and did not match its own text.
• The quantity is not the measured square: it is the square multiplied by the pitch factor and the complexity factor, so the same area costs more labour on a 12:12 with three valleys than on a 4:12 gable. That multiplier is shown, not folded into a rate.
• The wage is official BLS data for roofers adjusted to your metropolitan area. The hours are our estimate.

Roofer: set, align and screw down metal panels

• A third longer per square than asphalt. Panels run the full slope, so they are quick over open field and slow at every edge, valley and penetration, where each one has to be cut and closed.
• Same pitch and complexity multipliers as the asphalt line, and they bite harder here: a long panel on a steep roof is awkward in a way a bundle of shingles is not.

Roofer: set clips, run panels and seam

• Nearly two and a half times the asphalt rate. Clips are set to a layout, panels are handled one at a time without creasing them, and the seams are folded or run with a mechanical seamer afterwards.
• This is the line that most quote comparisons get wrong: people compare the price of the metal and assume the day is the same. It is not, and on a cut-up roof it is the bigger of the two differences.

Fall protection: anchors, lifelines, roof jacks and plankingestimated, ±54%

• OSHA 1926.501 requires fall protection on any walking or working surface with an unprotected edge six feet or more above a lower level, and the same for holes, skylights included. Every residential roof clears six feet, so this line is never zero.
• What the money buys is defined by 29 CFR 1926.502, which sets the criteria for the anchorages, the lifelines and the harness that make up a personal fall arrest system. That standard is linked here because it is what the equipment in this line has to meet.
• The quantity grows with storeys and with pitch, because a second storey needs more anchorage and more staging, and a roof of 8:12 or steeper has to be worked from jacks and planks rather than walked.
• Anchors, lifelines and planks are consumed and re-bought over several jobs; this is the share attributable to one roof, not the price of outfitting a crew.
• A contractor who does not price this is either absorbing it or not doing it. The second is worth knowing about before the crew is on your house.

Roofer: set anchors, rig lifelines and build staging

• Two hours of base setup plus roughly nine minutes per square, two hours more for each storey above the first, and three hours more on a roof of 8:12 or steeper where jacks and planks have to be built and then moved up the slope as the courses go on.
• This is the honest answer to why a two-storey steep roof costs more than a one-storey shallow one of the same area. It is not the roofer charging for discomfort: it is a federal standard with a setup time attached.
• The wage is official BLS data adjusted to your area. The hours are our estimate.

Chimney flashing and counter-flashing, cut into the masonryestimated, ±63%

• Step flashing up both sides, an apron at the front, a cricket or saddle at the back on a wide chimney, and counter-flashing let into a groove cut in the mortar joint with a grinder.
• The band is mostly about the back of the chimney: a narrow flue takes a folded pan at the bottom of the band, and a wide one needs a framed, sheathed and metal-clad cricket so the water does not pond against the masonry and freeze there — which is what the top of the band buys, in formed sheet alone.
• The five hours of roofer time a chimney takes are in the detail line below, not here. The two together are what a chimney really costs on a re-roof, and it is the single most common source of a leak that gets blamed on the roof.

Re-flash an existing skylight with a new kitestimated, ±53%

• A matched flashing kit, an ice-and-water collar around the curb and new head and sill pieces. The unit stays; everything sealing it to the roof is renewed.
• Skylights are holes in a walking surface, which is why OSHA 1926.501 names them specifically. They are also where a re-roof most often leaks afterwards, because the old kit was left in place to save this line.

New skylight unit with its flashing kitestimated, ±62%

• A skylight is a window in the roof, and ENERGY STAR rates it as one: its performance criteria are certified by the NFRC and differ by climate zone, so the right unit in Minnesota is not the right unit in Florida.
• The band runs from a fixed curb-mount unit at the bottom to a venting deck-mount one with a laminated low-e glass pack at the top — which is the product those climate-zone criteria are written for, and which costs most of two thousand dollars as a unit before anybody flashes it.
• The reason to do this now rather than later is that the flashing and the covering around it are already coming off. Doing it separately means opening the same roof twice.

Ridge ventestimated, ±44%

• The vent alone. The cap shingle that folds over it is priced once, in the hip and ridge cap line above — pricing it here as well, which this model did before it was audited, charged the same cap twice.
• The band separates a rolled plastic vent at the bottom from a rigid baffled one with an external wind baffle at the top. The rigid ones hold their shape under snow load, which is where the cheap ones flatten.
• The quantity is the HORIZONTAL RIDGE only, not the hips. On a hipped roof — the default on this page — the ridge is short and the hips are long, so there is far less ridge to vent than there is cap to buy. That is a real constraint of the roof shape, not a modelling shortcut.
• Continuous ridge venting only works if there is intake at the soffit for it to pull from, which is the line immediately below.

Roofer: cut the ridge slot and fit the vent

• Under two minutes a foot: snap a line, run the circular saw down each side of the ridge board set to the thickness of the sheathing, drop the offcut into the attic, then bed and nail the vent. A fifty-foot ridge is a bit over an hour of one man.
• Cutting the slot too deep and nicking the rafters is the mistake here, and it is why this is roofer time rather than something to leave to the fastest man on the crew.

Soffit intake venting: continuous strip or louvresestimated, ±49%

• Exhaust without intake moves nothing. A ridge vent over blocked or painted-shut soffits is one of the commonest reasons an attic stays hot under a brand-new roof — and the previous version of this dataset said exactly that, then never priced opening the intake.
• The band runs from cutting in round louvres at intervals, at the bottom, to a continuous vented aluminium strip let into the soffit for the whole eave run, at the top. The quantity is the eave, because that is where the intake is.
• If your soffits are already continuously vented and clear, this line drops out, which is why it is itemised separately instead of buried inside the ridge vent.

Roofer: cut in and fit the soffit intake venting

• Under three minutes a foot, all of it from a ladder rather than from the roof: mark the run, cut the soffit, clear whatever insulation has been pushed out into the eave from inside, and fit the strip or the louvres.
• It is slower per foot than the ridge slot because it is worked overhead off a ladder that moves every few feet, not walked along a ridge. The wage is official; the hours are our estimate.

Roofer: chimney, skylights, wall abutments and penetrations

• Two hours of baseline detail work, five more for a chimney, an hour and a half per skylight kept or two and a half per skylight replaced, and two to five hours more as the roof gets cut up with valleys, dormers and wall abutments.
• Five hours for a chimney is not padding: it is grinding the groove for the counter-flashing into the mortar, forming and stepping the sides, the apron at the front and the saddle at the back. The old figure of three hours was the error on this page that a roofer would have spotted first.
• Detail work is where a re-roof is won or lost, and it is also the first thing a low bid shortens. Every line item above it is measurable from the ground; this one is not, which is exactly why it is itemised here.

Lead-safe containment: sheeting, tape, HEPA bags and cleaning verificationestimated, ±49%

• The EPA states that in 1978 the federal government banned the sale of lead-based paint for use in homes, and that approximately three-quarters of United States homes built before 1978 still contain some of it.
• A re-roof disturbs painted fascia, soffit and trim, and the EPA rule is explicit that anyone paid to perform work that disturbs paint in pre-1978 housing must be certified in lead-safe work practices. That is routine certified-renovator work, and this is what it costs in materials.
• Plastic sheeting on the ground under the whole work edge, taped seams, HEPA vacuum bags, disposable suits and the wipe used for cleaning verification. Priced per linear foot of roof edge, because that is what the containment follows.
• The rule does not generally apply to homeowners doing the work in their own pre-1978 home. It applies to the firm you pay, and the EPA’s Renovate Right pamphlet is what that firm has to hand you before it starts.

Certified renovator: set containment, work clean, verify the cleaning

• Two hours to lay and tape the containment plus roughly a minute and a quarter per foot of roof edge, then the HEPA vacuuming and the wipe-based cleaning verification at the end.
• This is time, not a hazardous-materials operation, and it is priced as construction labour because that is what it is: a trained crew working to a defined method on a normal re-roof.
• It is not lead abatement. Abatement is a different activity with different rules and is excluded from this page entirely.

Labourer: ground protection, cleanup and magnet sweep

• Three hours of base setup and takedown, about seven minutes per square, and an hour more for every layer stripped, because everything that comes off the roof lands in the yard.
• The magnet sweep is not a courtesy. A square of shingles is held down by well over three hundred nails, and a fraction of them end up in the grass and the driveway.

Not included in this dataset

Permit fees and inspections

Most jurisdictions require a permit for a full roof replacement, and many require a mid-job deck inspection before the covering goes back on. Fees are set locally, range from nominal to a percentage of the job value, and have no national source. They are excluded rather than averaged.

The "25% rule" and what your building department does with it

The question is real and the honest answer is that the number is not ours to give. Codes for existing buildings set a threshold of damaged or replaced roof area above which a repair stops being treated as a repair, and the roof section has to be brought up to current code — which can mean new underlayment, new deck fastening or a secondary water barrier. What that threshold is, over what period it is measured and what exceptions apply are written into the code your jurisdiction adopted, and that text is copyrighted by the code council: we will not reproduce it and we will not invent our own version of it. Your local building department is the authority on which code applies to your address and on what it says.

Box vents, turbines and powered attic fans

This model prices continuous ridge venting and the soffit intake that makes it work. On a hipped roof with very little horizontal ridge, the usual answer instead is a row of static box vents or a powered fan, quoted per unit locally. How many a given attic needs comes from a ventilation ratio in the building code, which is copyrighted text we do not reproduce, so we price the ridge route we can measure and leave the alternative to your roofer.

Gutters, downspouts and fascia replacement

Gutters usually come off for a re-roof and go back on, and rotten fascia is often found at the same time. Both are separate trades with their own unit prices and are not included here.

Attic insulation and air sealing

Insulating the underside of the roof deck from inside the attic is a different job with different materials and a different trade. It is priced separately on /attic-insulation-cost. That page insulates the roof plane from the INSIDE; this one covers it from the OUTSIDE, and the two do not share a single line item.

Structural repair to rafters, trusses or ridge

This model prices sheathing replacement by the sheet. A sagging ridge, a cracked rafter or a truss modified by a previous owner is structural work, usually needs an engineer to specify it, and is outside a roofing quote.

Lead paint abatement

The lead-safe work practices required by the EPA renovation rule on a pre-1978 house are modelled above, because that is routine work by a certified renovator. Abatement — deliberately removing or permanently enclosing lead-based paint — is a different activity under different rules and is not priced here.

Asbestos-containing roofing

Some older roofing felts, mastics and cement shingles contain asbestos. Identifying and handling them is regulated work, it is quoted by a licensed contractor after testing, and the authority on what applies where you live is your state environmental or labour agency. None of it is part of any figure on this page.

Solar panel removal and reinstallation

Panels have to come off before a re-roof and go back on after, usually by the solar installer rather than the roofer, and the price depends on the array and the mounting system.

Insurance

What your policy covers is stated in your policy, and your insurer is the one who can tell you how it applies to your roof. This site does not model coverage and will not guess at it. These figures are what the work costs, which is a different question from what anyone will pay towards it.

Federal tax credits

The IRS states that the Energy Efficient Home Improvement Credit could be claimed for improvements made through 31 December 2025. Work carried out in 2026 does not have that credit available.