It's one of the first things people search when they find out they need a new roof. And the honest answer is that it depends on a few things. But we can give you real numbers based on what we actually see on jobs in southeastern Massachusetts, not national averages that have nothing to do with your house.
The Short Answer
For a typical single-family home in our area, a full roof replacement runs somewhere between $8,000 and $18,000. Most jobs we do fall in the $10,000 to $14,000 range. Smaller homes or simple roof lines come in lower. Larger homes, steeper pitches, or more complex roof designs push the number up.
Those numbers are for architectural asphalt shingles, which is what we install on the vast majority of homes. If you're looking at premium materials like metal or slate, the numbers are different and we can talk through that separately.
What Actually Drives the Cost
A few things determine where your job lands in that range:
Size of the roof. Roofing is priced by the square, which is 100 square feet. A bigger roof means more materials and more labor. Simple as that.
Pitch and complexity. A steep roof takes longer and requires more safety equipment and labor. A roof with a lot of valleys, dormers, skylights, or chimneys takes more time to detail properly. Both push the price up.
Number of layers being removed. If your current roof has two layers of shingles on it, both need to come off before we can install the new one. That's extra labor and extra disposal cost. We always recommend a full tear-off so we can inspect the decking underneath and make sure we're not installing a new roof over a problem.
Condition of the decking. Once the old shingles are off, we inspect the plywood decking underneath. If there are soft spots, rot, or water damage, those sections need to be replaced before the new shingles go on. Most jobs have some of this. The extent of it affects the final price.
Shingle grade. Architectural shingles come in different grades and warranty levels. A good mid-grade shingle is what most homeowners need. We'll walk you through the options when we do your estimate.
The best way to get an accurate number is to have someone actually look at your roof. Square footage alone doesn't tell the whole story. Pitch, complexity, and decking condition all matter, and you can't know those from the ground.
What's Included in Our Price
When we give you an estimate, here's what's included:
- Full tear-off of existing shingles down to the deck
- Inspection of the decking and replacement of any damaged sections
- Ice and water shield along the eaves and in valleys
- Synthetic underlayment on the rest of the roof
- New drip edge
- Architectural shingles in your choice of color
- New pipe boots and flashing
- Ridge cap
- Full cleanup and haul-away of all debris
No surprises at the end. What we quote is what you pay, unless we find decking damage after tear-off that we couldn't see beforehand. If that happens, we show you the damage before doing anything and get your approval before we proceed.
What About Financing?
A roof replacement is a significant expense and we understand that. We can talk through payment options when we meet. A lot of homeowners also use their homeowner's insurance if the roof damage is storm-related. If you think that might apply to your situation, let us know and we can help you think through it.
Why You Shouldn't Just Go With the Cheapest Bid
We're not the cheapest option in southeastern Massachusetts and we don't try to be. What we offer is an owner who shows up to every job, a crew that does the work right, and no subcontractors who've never touched your roof before showing up on day two.
A roof that's installed correctly should last 20 to 25 years. A roof that's cut corners on will start showing problems in 5 to 10. The difference in price between a quality job and a cheap job is usually a few thousand dollars. The difference in outcome is a whole lot more than that.
Get a few estimates. Compare them carefully. Make sure whoever you hire is licensed and insured and that you can actually reach them if something goes wrong.
Ready to Get a Real Number?
We serve Somerset, Swansea, Rehoboth, Westport, and Seekonk. Call us at 508-989-8383 or fill out our estimate request form and we'll get back to you same day. Free estimate, no pressure, straight answers.