What Really Decides the Cost of a New Roof
Three roofers, three quotes, and none of them match. That doesn't mean anyone got it wrong.
A roofing quote covers more than shingles. Roof size, access, preparation and installation details all affect the total. Knowing what each quote includes makes it easier to compare the work and understand the price.
The Size of Your Roof
Roof area is a major cost factor. GAF's roof cost guide also explains how materials, roof design and installation affect the total.
Roofers measure in "squares." One square covers a 10-by-10-foot area. Your roof's size depends on the building's footprint, the slope, the overhangs and the roof's shape. That's why the square footage inside your house won't tell you how much roofing you need.
Pitch, Height and Access
A steep, tall roof takes more time than a low, gentle one, even at the same size. Pitch, height and access all change the safety setup, how materials get up top and how fast the crew can work.
Shape Counts Too
A simple two-sided roof generally requires fewer details than one with valleys, dormers and several roof sections. Chimneys, skylights and wall connections add preparation, flashing and installation work.
What's Coming Off
With a full tear-off, the old roofing comes off before the new roof goes on. Every extra layer adds tear-off work, weight and disposal.
Whether a new layer is allowed depends on the existing layers, roof condition, materials and local requirements. A recover is an option only when the roof qualifies.
The Condition of Your Roof Deck
The roof deck is the wood your shingles are nailed to. No one can fully see it until the old roof is off. After years of leaks, some boards may be soft or damaged and need replacing so the new nails hold tight. A good quote explains up front how deck repairs are handled if they come up.
The Roofing Material You Choose
We help you compare shingles, metal and systems suited to flat or low-slope areas. The right choice depends on your roof's pitch, structure, appearance and budget. Options include:
Shingles from GAF, Owens Corning, Malarkey, CertainTeed, IKO, PABCO and more.
Standing seam and exposed-fastener metal roofing, where appropriate.
Roofing systems designed for flat and low-slope sections.
Each option changes the cost and appearance. We'll help you compare the materials and explain the manufacturer warranty options for your chosen roof system.
Ventilation
For a home with a vented attic, airflow needs to work with air sealing and insulation. Poor ventilation can contribute to moisture problems and early shingle wear. Our attic ventilation guide explains why. The fix might be a ridge vent, opened soffits or removing old vents that work against each other. A quote should say whether this is included.
Flashing, Skylights and Chimneys
Flashing is the metal that seals the spots where your roof meets walls, chimneys, skylights and pipes. Many leaks start here. A careful roofer replaces worn flashing or explains why the old metal is still good.
Gutters
Gutters aren't part of every roof job, but they often tie in. Old, sagging gutters may need to come down so the drip edge can go on right. Some homeowners switch to seamless gutters at the same time.
Permits and Inspections
Permit and inspection requirements depend on your city or county. Our permit guide covers Spokane and Coeur d'Alene. We obtain required permits, coordinate required inspections and handle applicable manufacturer warranty registration.
Access to Your Home
Can a dump trailer get close? Is there a steep yard, a tight lot or a big tree over the roof? Gardens or a pool to protect? The harder the roof is to reach and clear, the more time the job takes.
The Season
Weather affects safe access, material handling and installation requirements. Most of our residential replacements take 1 to 2 days once work starts, depending on size, complexity, condition and weather. Your project manager explains the schedule and any changes.
How to Compare Roof Quotes Fairly
The lowest number isn't always the best deal. The National Roofing Contractors Association warns against choosing a roofer on price alone. Set your quotes side by side and check:
Same roofing material and product line? Architectural shingles, designer shingles and metal systems have different costs and installation requirements.
Full tear-off, or going over the old layer?
How are soft or damaged deck boards handled?
New flashing, or reused?
What underlayment and ice barrier, and where?
Is ventilation checked and fixed?
Is the permit included, and who pulls it?
Cleanup and disposal?
What the manufacturer and contractor warranties cover, their terms and exclusions, and who handles registration.
Proof of registration and insurance. NRCA says to ask for copies.
If one quote is much lower, look at what it leaves out. Our guide on how to choose a roofing contractor lists 10 questions to ask before you sign.
Frequently Asked Questions
Why do new roof costs vary so much between roofers?
Different quotes may include different materials, preparation, flashing, ventilation and warranty coverage. Compare the scope line by line before deciding which offers the best value.
Can you tell me the cost of a new roof over the phone?
An accurate proposal needs roof measurements and an assessment of the existing system. We inspect accessible areas and explain any limitations rather than treating a phone estimate as a final price.
Will the price change once work starts?
It can, if the deck has damage no one could see before tear-off. A good proposal explains up front how that's handled.
Learn more about our Residential Roof Replacement service.
Get a Clear, Honest Quote
Our free inspection includes photos, video and a complete breakdown of your roof's condition. If replacement is appropriate, you receive a written proposal explaining the work, materials and warranty options. Financing options are available, subject to approval.
Or call (509) 842-6611.
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