Typical cost range for a full roof replacement?

roofinghome improvementbudgeting

Stan_R

Joined:
31.05.2022
Posts: 969

Topic Starter

11.01.2025 19:36

I'm currently getting quotes for a full roof replacement on my 1,800 square foot ranch-style home. The estimates I've received so far seem to vary quite a bit, ranging from $8,000 to over $15,000 for what seems like the same architectural shingles. Is this price gap normal, or should I be wary of the cheaper quotes? I'm trying to figure out what a fair market price looks like these days and what hidden costs I should watch out for during the project. Any advice from people who have gone through this recently would be greatly appreciated.

14 replies in this topic

demian_l

Joined:
13.04.2021
Posts: 312

08.02.2025 10:03

That price variance is actually pretty standard in the industry. It usually comes down to the quality of the underlayment, ventilation upgrades, and the contractor's overhead.

Lara_N

Joined:
28.08.2022
Posts: 31

28.03.2025 12:25

In reply to a previous post

I had a similar experience last year. Definitely don't just go for the cheapest quote, as they often cut corners on flashing and ice/water shields which are crucial for preventing leaks later.

chris_1982

Joined:
26.02.2022
Posts: 434

21.04.2025 16:33

In reply to a previous post

Is the $8k quote including a full tear-off of the old shingles, or are they doing a layover? A layover is much cheaper but usually not recommended for longevity.

Selector

Joined:
21.11.2020
Posts: 1800

29.06.2025 01:33

In reply to a previous post

For 1,800 square feet, $8,000 sounds very low unless you are in a low cost-of-living area. I'd be very suspicious of that one.

Bob_J

Joined:
01.11.2024
Posts: 1196

30.06.2025 17:39

Make sure you ask them about their warranty coverage. Does it cover just the materials or the labor too? That makes a massive difference in the long run.

Milos_S

Joined:
02.02.2023
Posts: 2015

07.08.2025 05:21

In reply to a previous post

I just paid $12,500 for a similar sized roof in the Midwest. Always get at least three quotes and ask for references from projects they did three or more years ago.

deleted_user

Joined:
04.05.2023
Posts: 38

31.08.2025 22:44

Don't forget to factor in potential plywood replacement. You won't know how bad the decking is until they rip the old shingles off, so set aside an extra $1k-$2k just in case.

Iva_R

Joined:
07.11.2023
Posts: 1440

22.09.2025 13:06

In reply to a previous post

I agree with the plywood comment. My contractor found two sheets of rotted wood and charged me an extra $300 on top of the original quote. It's a common 'hidden' cost.

Eugene_D

Joined:
23.07.2022
Posts: 1139

11.12.2025 18:19

Check if they are GAF or Owens Corning certified. Usually, the certified installers offer better manufacturer warranties.

Lara_N

Joined:
10.10.2023
Posts: 1888

13.12.2025 11:23

In reply to a previous post

Are they including the cost of permits and waste disposal in those quotes? Some smaller guys try to leave that for the homeowner to deal with.

Sam_W

Joined:
06.08.2024
Posts: 1858

22.12.2025 12:27

In reply to a previous post

Honestly, the price gap is likely due to the labor quality. I'd rather pay the $15k to someone who I know will do it right than save a few grand and have to fix it in five years.

Tim_G

Joined:
16.10.2022
Posts: 1728

24.02.2026 00:39

Make sure they are fully insured and carry workers' comp. If a guy falls off your roof and isn't insured, you could be liable for the medical bills.

Bob_J

Joined:
30.12.2021
Posts: 2438

03.03.2026 02:21

In reply to a previous post

Good luck with your project! It's a stressful process but definitely worth it once you have the peace of mind of a new, solid roof.

Phil_G

Joined:
16.07.2022
Posts: 1704

29.03.2026 19:05

In reply to a previous post

I'm in the process of gathering quotes too, thanks for starting this thread. It's really helpful to see what others are paying.

Typical cost range for a full roof replacement?

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